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1081 Payne Ave, Saint Paul, MN 55130
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Property summary
AI-generated overview
This exceptional Saint Paul investment opportunity encompasses a diverse portfolio including a former restaurant space (1,000 square feet), a three-unit residential building (triplex), and an additional vacant lot, totaling 0.1 acres. Located at 1081 Payne Ave and 623 Magnolia Ave E, Saint Paul, MN 55130, this property presents a unique blend of commercial and residential potential. The former restaurant, situated within a B-2 (Community Business) zoned area, offers flexibility for a wide range of commercial ventures. The accompanying triplex provides immediate rental income, while the vacant land offers expansion or redevelopment possibilities. The entire portfolio is offered at an asking price of $600,000. The property is available for occupancy beginning January 1, 2025. This is an owner/user investment opportunity in Ramsey County, Minnesota. The two buildings sit on a combined 0.1-acre lot. This is a rare chance to acquire a mixed-use portfolio in a desirable Saint Paul location.
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1960
Total area
2,908 SF
Lot
0.09 ac (4,138 SF)
Zoning code
L
APN
29-29-22-12-0171
UPID
US46-0771903
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$205k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$310k
Owner & transaction history
since 2019
5 recorded transactions
Zoning & alternative use
L · Saint Paul, MN
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 9 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$310k
Value range
$279k – $341k
±10% around blend
Estimated value / SF
$107 / SF
Confidence
High
9 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
90
Income certainty
100
$279k
blend $310k
$341k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,908 SF
Lot area
0.09 ac
Year built
1960
APN
29-29-22-12-0171
Zoning
L
Assessed value
$451,700
Annual tax
$8,342
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$8,342
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$396k
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.0 mi away · 3,250 SF
2.8 mi away · 3,441 SF
3.2 mi away · 3,327 SF
6.0 mi away · 3,452 SF
7.3 mi away · 3,386 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$310k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 197 sales
$76
+41%
County 172 sales
$72
+48%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $107/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 9 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Selected market yield
2.44%
Selected cap rate for this investment properties
Derived from the Saint Paul market rent, vacancy and expense benchmarks for this use type.
NOI (est.)
$15k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$599k
Move the market yield to see immediate price impact.
Value / SF
$206
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
1.94%2.44%2.94%
$13k
$678k
$539k
$447k
$15k
$753k
$599k
$497k
$16k
$828k
$659k
$547k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$240k
0.4 mi · Dec 2025 · $92/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$8,342
Tax year 2023
Assessed value
$451,700
Assessed 2023
Previous assessed
$366,900
+23.1% YoY
Effective rate
1.85%
On assessed value
Assessed land
$41,700
Assessed improvement
$410,000
Land market value
$41,700
Improvement market value
$410,000
Total market value
$451,700
Applied tax rate
625.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
1960
Heating
STEAM
Buildings
3
Units
3
Total area
2,908 SF
Lot
0.09 ac (4,138 SF)
Zoning code
L
APN
29-29-22-12-0171
UPID
US46-0771903
Jurisdiction
RAMSEY
Zoning & alternative use
L · Saint Paul, MNZoning L · permitted uses
L · Saint Paul, MN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1960
Heating
STEAM
Buildings
3
Units
3
Lot
0.09 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
L
Jurisdiction
Saint Paul, MN
Recorded code
L
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for L in Saint Paul, MN.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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