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Property profile & analytics
OFF-MARKET
Estimated value
$1,680,000
Industrial properties
8678 Olive Blvd Saint Louis, MO 63132-2509
Entity Owned
4-yr Hold
Free & Clear
Property ID
US48-3208048
Property profile
Verified
Property type
Industrial properties
Use group
LUMBERYARD, BUILDING MATERIALS
Year built
1990
Construction
FRAME
Total area
7,192 SF
Lot
0.33 ac (14,375 SF)
Zoning code
57IC
APN
17L-6-4-049-0
UPID
US48-3208048
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
$1.70M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.68M
Owner & transaction history
U City LLC · 4 yrs held
U City LLC
since 2022
Last sale
$1.7M
4 recorded transactions
Zoning & alternative use
57IC · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.0M
+171.9%
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
$1,725,000
ML approach
$1,695,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,035,000
Change: +172% · Conversion: Difficult
Blend value · Realmo final
$1.68M
Range $1.51M – $1.85M · ±10% · vs last sale $1.65M (Feb 25 2022)
Last sale anchor
$1.65M
Feb 25 2022
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
$234 / 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
$1,106
Tax year 2023
Assessed value
$11,490
Assessed 2023
Previous assessed
$94,910
-87.9% YoY
Effective rate
9.63%
On assessed value
Assessed land
$11,490
Land market value
$35,900
Total market value
$35,900
Applied tax rate
131.0000
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
Industrial properties
Use group
LUMBERYARD, BUILDING MATERIALS
Status
Off-Market
Year built
1990
Construction
FRAME
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Rooms
11
Bathrooms
6
Total area
7,192 SF
Lot
0.33 ac (14,375 SF)
Zoning code
57IC
APN
17L-6-4-049-0
UPID
US48-3208048
Jurisdiction
ST LOUIS
Zoning & alternative use
57IC · Saint Louis, MO
Zoning 57IC · permitted uses
57IC · 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
RESTAURANT
Est. value
$1.0M
RESTAURANT
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
1990
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Rooms
11
Bathrooms
6
Lot
0.33 ac
Current owner
From public records · entity-resolved
U City LLC
Entity
Free & Clear · 4 yrs held
Mailing address
1401 S BRENTWOOD BLVD STE #625, SAINT LOUIS, MO 63144-1437
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 25, 2022
$1,650,000
U City LLC
8674 Olive LLC
Special Warranty Deed
—
Feb 25, 2022
—
U City LLC
Margaret B Mannion
Quit Claim Deed
related
—
Feb 16, 2022
—
Mark K Mannion Revocable Trust
Margaret B Mannion
Intrafamily Transfer
related
—
Oct 16, 2019
—
Olive Innerbelt Properties LLC
Edward J Mannion
Quit Claim Deed
related
—
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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