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Property profile & analytics
OFF-MARKET
Estimated value
$2,550,000
Retail space
8801 Ladue Rd, Saint Louis, MO 63124-2045
Entity Owned
14-yr Hold
Free & Clear
Property ID
US48-0896818
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1960
Total area
11,160 SF
Lot
0.91 ac (39,422 SF)
Zoning code
14S-1
APN
18K-2-3-084-0
UPID
US48-0896818
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
by Request
CAP Approach
CAP
$2.31M
Comparable Approach
Comparable
$2.92M
Blend (final)
Blend
$2.55M
Owner & transaction history
Sm Properties Four · 14 yrs held
Sm Properties Four
since 2011
5 recorded transactions
Zoning & alternative use
14S-1 · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.1M
+77.2%
Commercial (general)
$2.0M
+16.4%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,500,000
6.5%
$2,310,000
7%
$2,145,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,745,000
Current use
RESTAURANT
$3,090,000
Change: +77% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,030,000
Change: +16% · Conversion: Easy
MEDICAL BUILDING
$1,720,000
Change: -1% · Conversion: Difficult
OFFICE BUILDING
$1,665,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$2.55M
Range $2.30M – $2.81M · ±10%
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
$228 / 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
$88,484
Tax year 2023
Assessed value
$930,560
Assessed 2023
Previous assessed
$790,920
+17.7% YoY
Effective rate
9.51%
On assessed value
Assessed land
$630,820
Assessed improvement
$299,740
Land market value
$1,971,300
Improvement market value
$936,700
Total market value
$2,908,000
Applied tax rate
106.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1960
Heating
NONE
Stories
1
Rooms
11
Total area
11,160 SF
Lot
0.91 ac (39,422 SF)
Zoning code
14S-1
APN
18K-2-3-084-0
UPID
US48-0896818
Jurisdiction
ST LOUIS
Zoning & alternative use
14S-1 · Saint Louis, MO
Zoning 14S-1 · permitted uses
14S-1 · 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
RETAIL STORES Current
Est. value
$1.7M
RESTAURANT
Est. value
$3.1M
COMMERCIAL (GENERAL)
Est. value
$2.0M
MEDICAL BUILDING
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.7M
RETAIL STORES Current
RESTAURANT
COMMERCIAL (GENERAL)
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
1960
Heating
NONE
Stories
1
Rooms
11
Lot
0.91 ac
Current owner
From public records · entity-resolved
Sm Properties Four
Entity
Free & Clear · 14 yrs held
Mailing address
25 N BRENTWOOD BLVD, SAINT LOUIS, MO 63105-3709
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 19, 2011
$9,500,000
Sm Properties Four
Santa Ana Holdings LLC
Grant Deed
—
Apr 20, 2011
$9,000
Santa Ana Holdings LLC
Smf Registered Services INC
Trustees Deed
related
—
Nov 2, 2006
—
1861 Group LLC
—
Deed Of Trust
related
$13,500,000 · Reliance Bank
—
—
1861 Group LP
—
Deed Of Trust
related
$1,000,000 · Southwest Bank Of St Louis
—
—
Sm Properties Four-a LLC
—
Deed Of Trust
related
$14,000,000 · Rga Reinsurance Co
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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