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Property profile & analytics
OFF-MARKET
Estimated value
$16,540,000
Retail space
9900 Big Bnd Blvd Saint Louis, MO 63122-6504
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US48-3173774
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2014
Construction
TYPE NOT SPECIFIED
Total area
21,208 SF
Lot
0.81 ac (35,066 SF)
Zoning code
F
APN
24M-3-2-137-4
UPID
US48-3173774
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
$10.84M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.88M
Blend (final)
Blend
$16.54M
Owner & transaction history
Life Storage LP · 3 yrs held
Life Storage LP
since 2022
Last sale
$12.7M
4 recorded transactions
Zoning & alternative use
F · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
is divided into 12 districts: “A” Single-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, “…
Zone name
Neighborhood Commercial District
General category
COMMERCIAL
Zone area
1,536.90 ac
Source
Citywide Zoning District Map
Top alternative use upside
Restaurant
$5.9M
+29.2%
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
$10,835,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$5,875,000
Change: +29% · Conversion: Easy
Blend value · Realmo final
$16.54M
Range $14.89M – $18.19M · ±10% · vs last sale $12.74M (Sep 15 2022)
Last sale anchor
$12.74M
Sep 15 2022
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
$780 / 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
$201,934
Tax year 2023
Assessed value
$2,240,000
Assessed 2023
Previous assessed
$1,705,920
+31.3% YoY
Effective rate
9.01%
On assessed value
Assessed land
$78,560
Assessed improvement
$2,161,440
Land market value
$245,500
Improvement market value
$6,754,500
Total market value
$7,000,000
Applied tax rate
138.0000
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
2014
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
CENTRAL
Stories
4
Total area
21,208 SF
Lot
0.81 ac (35,066 SF)
Zoning code
F
APN
24M-3-2-137-4
UPID
US48-3173774
Jurisdiction
ST LOUIS
Zoning & alternative use
F · Saint Louis, MOZoning F · permitted uses
F · Saint Louis, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
is divided into 12 districts: “A” Single-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 Di
Zone name
Neighborhood Commercial District
General category
COMMERCIAL
Zone area
1,536.90 ac
Source
Citywide Zoning District Map
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$5.9M
RESTAURANT
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
2014
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
Yes
Stories
4
Lot
0.81 ac
Current owner
From public records · entity-resolved
Life Storage LP
Entity
Mailing address
4541 BELLAIRE DR S STE #100, FORT WORTH, TX 76109-1812
Ownership since
2022
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
Sep 15, 2022
$12,738,750
Life Storage LP
Ez Storage Crestwood LLC
Warranty Deed
—
May 17, 2017
—
Ez Storage Rock Hill LLC
—
Grant Deed
related
$20,000,000 · Wells Fargo Bk
Dec 21, 2012
$450,000
Ez Storage Crestwood LLC
Evs Big Bend Investors LLC
Grant Deed
—
Sep 8, 2000
—
B & H Crestwood Corp
Vonhoffman Press INC
Grant Deed
related
—
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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