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Property profile & analytics
OFF-MARKET
Estimated value
$880,000
Retail space
9930 Watson Rd Saint Louis, MO 63126-1827
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US48-3379973
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2005
Construction
METAL FRAME
Total area
11,390 SF
Lot
1.18 ac (51,401 SF)
Zoning code
69C-1
APN
25M-3-1-080-7
UPID
US48-3379973
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
$2.36M
Comparable Approach
Comparable
$2.98M
Blend (final)
Blend
$880k
Owner & transaction history
Speedari LLC · 9 yrs held
Speedari LLC
since 2017
4 recorded transactions
Zoning & alternative use
69C-1 · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Citywide Zoning District Map
Top alternative use upside
Restaurant
$3.2M
+77.2%
Commercial (general)
$2.1M
+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%
$2,555,000
6.5%
$2,355,000
7%
$2,190,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,780,000
Current use
RESTAURANT
$3,155,000
Change: +77% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,075,000
Change: +16% · Conversion: Easy
MEDICAL BUILDING
$1,755,000
Change: -1% · Conversion: Difficult
OFFICE BUILDING
$1,700,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$880k
Range $792k – $968k · ±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
$77 / 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
$67,746
Tax year 2023
Assessed value
$751,490
Assessed 2023
Previous assessed
$610,020
+23.2% YoY
Effective rate
9.01%
On assessed value
Assessed land
$198,500
Assessed improvement
$552,990
Land market value
$620,300
Improvement market value
$1,728,100
Total market value
$2,348,400
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
2005
Construction
METAL FRAME
Heating
YES
Cooling
CENTRAL
Stories
1
Rooms
11
Bathrooms
11
Total area
11,390 SF
Lot
1.18 ac (51,401 SF)
Zoning code
69C-1
APN
25M-3-1-080-7
UPID
US48-3379973
Jurisdiction
ST LOUIS
Zoning & alternative use
69C-1 · Saint Louis, MOZoning 69C-1 · permitted uses
69C-1 · Saint Louis, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Citywide Zoning District Map
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.8M
RESTAURANT
Est. value
$3.2M
COMMERCIAL (GENERAL)
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.7M
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
2005
Construction
METAL FRAME
Heating
YES
Cooling
Yes
Stories
1
Rooms
11
Bathrooms
11
Lot
1.18 ac
Current owner
From public records · entity-resolved
Speedari LLC
Entity
Mailing address
12915 SUNSET BLF CT, SAINT LOUIS, MO 63127-1303
Ownership since
2017
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
Feb 2, 2017
$1,800,000
Speedari LLC
St Louis Hills Retirement Li
Warranty Deed
$2,200,000 · Simmons Bk
Jan 10, 2005
$2,100,000
St Louis Hills Retirement Living In
Watson Road Associates LP
Warranty Deed
$3,223,599 · Reliance Bank
—
—
Saint Louis Hills Retirement L
—
Loan Modification
related
$3,223,599 · Reliance Bk
—
—
Hills Retirement Livi St. Louis
—
Deed Of Trust
related
$2,961,547 · Reliance Bank
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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