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Property profile & analytics
OFF-MARKET
Estimated value
$2,275,000
Manufacturing properties
9800 Halls Fry Rd, Saint Louis, MO 63136-4017
Individually Owned
4-yr Hold
Free & Clear
Property ID
US48-0279434
Property profile
Verified
Property type
Manufacturing properties
Use group
PAPER PRODUCT MFG
Year built
1995
Construction
FRAME
Total area
70,400 SF
Lot
5.54 ac (241,322 SF)
Zoning code
FPC3
APN
12F-4-4-055-5
UPID
US48-0279434
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
by Request
Comparable Approach
Comparable
$2.38M
Blend (final)
Blend
$2.28M
Owner & transaction history
Lamont Franks · 4 yrs held
Lamont Franks
since 2021
2 recorded transactions
Zoning & alternative use
FPC3 · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.28M
Range $2.05M – $2.50M · ±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
$32 / 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
$40,334
Tax year 2023
Assessed value
$311,840
Assessed 2023
Previous assessed
$321,730
-3.1% YoY
Effective rate
12.93%
On assessed value
Assessed land
$70,820
Assessed improvement
$241,020
Land market value
$221,300
Improvement market value
$753,200
Total market value
$974,500
Applied tax rate
128.0000
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
Manufacturing properties
Use group
PAPER PRODUCT MFG
Status
Off-Market
Year built
1995
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
11
Total area
70,400 SF
Lot
5.54 ac (241,322 SF)
Zoning code
FPC3
APN
12F-4-4-055-5
UPID
US48-0279434
Jurisdiction
ST LOUIS
Zoning & alternative use
FPC3 · Saint Louis, MO
Zoning FPC3 · permitted uses
FPC3 · 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.
Building & site characteristics
From public records
Year built
1995
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
11
Lot
5.54 ac
Current owner
From public records · entity-resolved
Lamont Franks
Individual
Free & Clear · 4 yrs held
Mailing address
11501 OUTLOOK ST STE #300, SHAWNEE MISSION, KS 66211-1807
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 28, 2021
$27,041
Lamont Franks
Spruills Properties LLC
Deed
related
—
Mar 14, 2006
$250,000
Spruills Properties LLC
Jayway Investment Co INC
Warranty Deed
$75,000 · Jayway Graphics INC
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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