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Property profile & analytics
OFF-MARKET
Estimated value
$12,395,000
Retail space
8811 Ladue Rd Saint Louis, MO 63124-2308
Entity Owned
14-yr Hold
Free & Clear
Property ID
US48-0631525
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1960
Total area
54,265 SF
Lot
3.14 ac (136,691 SF)
Zoning code
G
APN
18K-2-3-083-1
UPID
US48-0631525
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
$11.23M
Comparable Approach
Comparable
$14.21M
Blend (final)
Blend
$12.40M
Owner & transaction history
Sm Properties Four · 14 yrs held
Sm Properties Four
since 2011
3 recorded transactions
Zoning & alternative use
G · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
gle-Family Dwelling District, “B” Two-Family Dwelling District, “C” Multiple-Family Dwelling District, “D” Multiple-Family Dwelling District, “E” Multiple-Family Dwelling District, “F” Neighborhood Commercial District, “G” Local Commercial and Office District, “H” Area Commercial District, “I” Central Business District, “J” Industrial District, “K” Unrestric…
Zone name
Local Commercial And Office District
General category
COMMERCIAL
Zone area
800.50 ac
Source
Citywide Zoning District Map
Top alternative use upside
Restaurant
$15.0M
+77.2%
Commercial (general)
$9.9M
+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%
$12,165,000
6.5%
$11,230,000
7%
$10,430,000
Alternative Use
Use
Estimation
RETAIL STORES
$8,480,000
Current use
RESTAURANT
$15,030,000
Change: +77% · Conversion: Easy
COMMERCIAL (GENERAL)
$9,875,000
Change: +16% · Conversion: Easy
MEDICAL BUILDING
$8,360,000
Change: -1% · Conversion: Difficult
OFFICE BUILDING
$8,105,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$12.40M
Range $11.16M – $13.63M · ±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
$316,878
Tax year 2023
Assessed value
$3,722,240
Assessed 2023
Previous assessed
$4,168,450
-10.7% YoY
Effective rate
8.51%
On assessed value
Assessed land
$2,186,720
Assessed improvement
$1,535,520
Land market value
$6,833,500
Improvement market value
$4,798,500
Total market value
$11,632,000
Applied tax rate
117.0000
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
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
2
Rooms
11
Total area
54,265 SF
Lot
3.14 ac (136,691 SF)
Zoning code
G
APN
18K-2-3-083-1
UPID
US48-0631525
Jurisdiction
ST LOUIS
Zoning & alternative use
G · Saint Louis, MOZoning G · permitted uses
G · Saint Louis, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
gle-Family Dwelling District, “B” Two-Family Dwelling District, “C” Multiple-Family Dwelling District, “D” Multiple-Family Dwelling District, “E” Multiple-Family Dwelling District, “F” Neighborhood Commercial District, “G” Local Commercial and Office District, “H” Area Commercial District, “I” Central Business District, “J” Industrial District, “K” Unrestricted District, and “L” Jefferson Memorial District. The Zoning District Map shows
Zone name
Local Commercial And Office District
General category
COMMERCIAL
Zone area
800.50 ac
Source
Citywide Zoning District Map
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$8.5M
RESTAURANT
Est. value
$15.0M
COMMERCIAL (GENERAL)
Est. value
$9.9M
MEDICAL BUILDING
Est. value
$8.4M
OFFICE BUILDING
Est. value
$8.1M
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
FORCED AIR
Cooling
Yes
Stories
2
Buildings
2
Rooms
11
Lot
3.14 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
3 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
—
—
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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