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Property profile & analytics
OFF-MARKET
Estimated value
$14,995,000
Investment properties
8421 Saint John Industrial Dr, Saint Louis, MO 63114-4550
Entity Owned
3-yr Hold
Free & Clear
Property ID
US48-3176551
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2000
Construction
TYPE NOT SPECIFIED
Total area
144,792 SF
Lot
8.89 ac (387,074 SF)
Zoning code
51PLI
APN
14K-3-2-048-6
UPID
US48-3176551
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$12.42M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.18M
Blend (final)
Blend
$15.00M
Owner & transaction history
Costco Wholesale Corporation · 3 yrs held
Costco Wholesale Corporation
since 2023
Last sale
$15.0M
7 recorded transactions
Zoning & alternative use
51PLI · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Saint Louis submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint Louis submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$17,555,000
ML approach
$12,415,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$22,310,000
Change: -15% · Conversion: Easy
OFFICE BUILDING
$21,625,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$15.00M
Range $13.50M – $16.49M · ±10% · vs last sale $15.00M (Jan 6 2023)
Last sale anchor
$15.00M
Jan 6 2023
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$104 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$327,107
Tax year 2023
Assessed value
$2,703,140
Assessed 2023
Previous assessed
$1,504,000
+79.7% YoY
Effective rate
12.10%
On assessed value
Assessed land
$495,680
Assessed improvement
$2,207,460
Land market value
$1,549,000
Improvement market value
$6,898,300
Total market value
$8,447,300
Applied tax rate
123.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2000
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
144,792 SF
Lot
8.89 ac (387,074 SF)
Zoning code
51PLI
APN
14K-3-2-048-6
UPID
US48-3176551
Jurisdiction
ST LOUIS
Zoning & alternative use
51PLI · Saint Louis, MO
Zoning 51PLI · permitted uses
51PLI · Saint Louis, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saint Louis. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$22.3M
OFFICE BUILDING
Est. value
$21.6M
MEDICAL BUILDING
OFFICE BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2000
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
8.89 ac
Current owner
From public records · entity-resolved
Costco Wholesale Corporation
Entity
Free & Clear · 3 yrs held
Mailing address
999 LK DR, ISSAQUAH, WA 98027-8990
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 6, 2023
$15,000,000
Costco Wholesale Corporation
8421 St John Indsutrial Drive LLC
Special Warranty Deed
—
Oct 27, 2016
—
8421 St John Indl Drive LLC
—
Deed
related
$12,400,000 · Us Bk
Oct 9, 2012
—
8421 St John Indl Drive LLC
—
Deed Of Trust
related
$12,400,000 · Us Bank NA
Sep 25, 2008
$14,750,000
Stjohn Industrial Drive L 8421
Stjohn Office Center LLC
Grant Deed
$12,469,925 · Bank Of Washington
May 9, 2007
$8,500,000
Stjohn Office Center LLC
Barron Realty I INC
Grant Deed
$11,955,000 · Capmark Bank
—
—
8421 St John Indl Drive LLC
—
Deed Of Trust
related
$10,706,324 · Us Bank NA
—
—
8421 St John Indl Drive LLC
—
Loan Modification
related
$12,400,000 · Us Bk
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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