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    9637 Old State Route 21 Hillsboro, MO 63050
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    9637 Old State Route 21 Hillsboro, MO 63050

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    • Investment properties
    • 1,296 SF
    • 5.89 lot acres
    For Sale
    $450,000
    View Listing →
    Hillsboro Mixed-Use Redevelopment Opportunity For Sale
    $450,000
    6,090 SF

    Hillsboro Mixed-Use Redevelopment Opportunity

    Versatile 6-acre property with highway frontage and redevelopment potential.

    9637 Old State Route 21, Hillsboro, MO 63050
    View Listing
    Property ID
    US48-0099604
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Investment properties

    Property Details for 9637 Old State Route 21

    Year built
    1974
    Construction
    FRAME
    Lot size
    5.89 lot acres
    Property size
    1,296 SF
    Zone code
    CC-2
    Property type
    Investment properties
    Property subtype
    Live-work space
    APN
    12-6.0-23.0-0-000-072.
    APU
    12602300000072

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Hillsboro
    County
    Jefferson
    State
    Missouri
    Longitude
    -90.5481
    Latitude
    38.2717
    CBSA code
    41180
    CBSA name
    ST. LOUIS, MO-IL METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $3,390
    $26,700
    $24,700
    $51,400
    -
    $89,500
    $112,200
    $201,700

    Comparable in this City

    • Value Estimation by Request
      240 SF

      11800 State Rte 21

      OFFICE/RESIDENTIAL (MIXED USE) • 240 SF
      11800 State Rte 21, Hillsboro, MO 63050-5021
      View Details
    • Value Estimation by Request
      1,536 SF

      5081 Ems Rd

      OFFICE/RESIDENTIAL (MIXED USE) • 1,536 SF
      5081 Ems Rd, Hillsboro, MO 63050-1623
      View Details
    • Value Estimation by Request
      1,080 SF

      9600 Sandy Church Rd

      OFFICE/RESIDENTIAL (MIXED USE) • 1,080 SF
      9600 Sandy Church Rd, Hillsboro, MO 63050-3812
      View Details
    • Value Estimation by Request
      1,274 SF

      11499 State Rte 21

      OFFICE/RESIDENTIAL (MIXED USE) • 1,274 SF
      11499 State Rte 21, Hillsboro, MO 63050-5015
      View Details
    • Value Estimation by Request
      1,440 SF

      6571 Butcher Br Rd

      OFFICE/RESIDENTIAL (MIXED USE) • 1,440 SF
      6571 Butcher Br Rd, Hillsboro, MO 63050-4622
      View Details
    • Value Estimation by Request
      864 SF

      8032 Old State Rte 21

      OFFICE/RESIDENTIAL (MIXED USE) • 864 SF
      8032 Old State Rte 21, Hillsboro, MO 63050-1701
      View Details

    Similar Nearby for Sale

    • $450,000
      6,090 SF

      Hillsboro Mixed-Use Redevelopment Opportunity

      Versatile 6-acre property with highway frontage and redevelopment potential.
      9637 Old State Route 21, Hillsboro, MO 63050
      View Details
    • Contact for pricing
      0.25 Acres

      Residential Lot in Raintree Plantation

      Residential lot in a gated community with lake and golf access.
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      View Details
    • Contact for pricing
      0.25 Acres

      Raintree Plantation Land with Lake Views

      Residential lot in Raintree Plantation with lake views and amenities.
      9761 W Vista Dr, Hillsboro, MO 63050
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    • $299,000
      Pending

      Hillsboro Retail with Highway Frontage

      Retail property in Hillsboro with highway frontage and recent updates.
      10550 Business 21, Hillsboro, MO 63050
      View Details
    • Contact for pricing
      0.27 Acres

      Residential Lot in Gated Community

      Lot in Raintree Lake Community, backs to golf course.
      9581 Bent Tree Dr, Hillsboro, MO 63050
      View Details
    • Contact for pricing
      0.23 Acres

      Golf Course Lot Opportunity

      Residential lot with golf course and community amenities.
      9648 Moonshine Dr, Hillsboro, MO 63050
      View Details
    View Listing
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    Hillsboro, MO 63050
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    9637 Old State Route 21, Hillsboro, MO, 63050
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