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Property profile & analytics
OFF-MARKET
Estimated value
$3,675,000
Office buildings
884 Woods Ml Rd Ballwin, MO 63011-3607
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US48-0616883
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2005
Total area
26,072 SF
Lot
2.19 ac (95,396 SF)
Zoning code
NU
APN
21Q-4-4-057-7
UPID
US48-0616883
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
Current use
Occupant on record · Public records
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.79M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.13M
Blend (final)
Blend
$3.68M
Owner & transaction history
Woodsmill Mob Holdings LLC · 5 yrs held
Woodsmill Mob Holdings LLC
since 2021
Last sale
$3.6M
4 recorded transactions
Zoning & alternative use
NU · Ballwin, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$4.7M
+20.5%
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 Ballwin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ballwin 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
$3,805,000
ML approach
$3,790,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,925,000
Current use
RETAIL STORES
$4,730,000
Change: +21% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,705,000
Change: -6% · Conversion: Difficult
MEDICAL BUILDING
$3,170,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$3.68M
Range $3.31M – $4.04M · ±10% · vs last sale $3.55M (Apr 30 2021)
Last sale anchor
$3.55M
Apr 30 2021
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
$141 / 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
$98,025
Tax year 2023
Assessed value
$944,860
Assessed 2023
Previous assessed
$775,680
+21.8% YoY
Effective rate
10.37%
On assessed value
Assessed land
$250,910
Assessed improvement
$693,950
Land market value
$784,100
Improvement market value
$2,168,600
Total market value
$2,952,700
Applied tax rate
108.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2005
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Total area
26,072 SF
Lot
2.19 ac (95,396 SF)
Zoning code
NU
APN
21Q-4-4-057-7
UPID
US48-0616883
Jurisdiction
ST LOUIS
Zoning & alternative use
NU · Ballwin, MO
Zoning NU · permitted uses
NU · Ballwin, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Ballwin. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.9M
RETAIL STORES
Est. value
$4.7M
AUTO REPAIR, GARAGE
Est. value
$3.7M
MEDICAL BUILDING
Est. value
$3.2M
OFFICE BUILDING Current
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL 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
2005
Heating
FORCED AIR
Cooling
Yes
Stories
2
Lot
2.19 ac
Current owner
From public records · entity-resolved
Woodsmill Mob Holdings LLC
Entity
Mailing address
155 SCHMITT BLVD, FARMINGDALE, NY 11735-1403
Ownership since
2021
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
Apr 30, 2021
$3,550,000
Woodsmill Mob Holdings LLC
Djt Properties LLC
Special Warranty Deed
$374,800 · Commercial Bank
Apr 2, 2014
$2,800,000
Djt Properties LLC
Woods Mill Office Partners LLC
Warranty Deed
$3,000,000 · Umb Bank NA
—
—
Woods Mill Office Ptshp LLC
—
Deed Of Trust
related
$2,804,205 · Midwest Bankcentre
—
—
Woods Mill Office Ptshp LLC
—
Deed Of Trust
related
$3,113,113 · Midwest Bankcentre
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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