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Property profile & analytics
OFF-MARKET
Estimated value
$565,000
Apartment buildings
1086 Como Pl, Saint Paul, MN 55103-1377
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US46-0107829
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1966
Construction
FRAME
Total area
5,940 SF
Lot
0.2 ac (8,668 SF)
Zoning code
H
APN
26-29-23-12-0044
UPID
US46-0107829
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
$558k
Blend (final)
Blend
$565k
Owner & transaction history
Como Park Place LLC · 13 yrs held
Como Park Place LLC
since 2012
7 recorded transactions
Zoning & alternative use
H · Saint Paul, MN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$875,000
+60.2%
Warehouse, storage
$685,000
+25.3%
Office building
$650,000
+19.1%
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 Paul submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint Paul 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
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$545,000
Current use
MEDICAL BUILDING
$875,000
Change: +60% · Conversion: Moderate
WAREHOUSE, STORAGE
$685,000
Change: +25% · Conversion: Difficult
OFFICE BUILDING
$650,000
Change: +19% · Conversion: Moderate
RETAIL STORES
$605,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$565k
Range $509k – $622k · ±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
$95 / 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
$11,772
Tax year 2023
Assessed value
$584,400
Assessed 2023
Previous assessed
$584,400
+0.0% YoY
Effective rate
2.01%
On assessed value
Assessed land
$120,000
Assessed improvement
$464,400
Land market value
$120,000
Improvement market value
$464,400
Total market value
$584,400
Applied tax rate
625.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1966
Construction
FRAME
Heating
HOT WATER
Cooling
WINDOW A/C
Units
6
Bathrooms
3
Total area
5,940 SF
Lot
0.2 ac (8,668 SF)
Zoning code
H
APN
26-29-23-12-0044
UPID
US46-0107829
Jurisdiction
RAMSEY
Zoning & alternative use
H · Saint Paul, MN
Zoning H · permitted uses
H · Saint Paul, MN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saint Paul. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$545,000
MEDICAL BUILDING
Est. value
$875,000
WAREHOUSE, STORAGE
Est. value
$685,000
OFFICE BUILDING
Est. value
$650,000
RETAIL STORES
Est. value
$605,000
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
WAREHOUSE, STORAGE
OFFICE BUILDING
RETAIL STORES
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
1966
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Units
6
Bathrooms
3
Lot
0.2 ac
Current owner
From public records · entity-resolved
Como Park Place LLC
Entity
Mailing address
PO BOX 10515, WHITE BEAR LAKE, MN 55110
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 5, 2012
$281,000
Como Park Place LLC
Amini,habib
Warranty Deed
—
Dec 5, 2012
—
Como Park Place LLC
Amini,habib
Warranty Deed
related
—
Oct 14, 2009
$250,000
Habib Amini
Caulfield,john & Melanie C
Warranty Deed
—
Sep 17, 2009
$250,000
Habib Amini
Caulfield,john & Melanie C
Warranty Deed
—
May 9, 2002
$150,000
John Caulfield
Wheat,bruce M & Kathy L
Grant Deed
$225,000 · Inter Savings Bank Fsb
May 9, 2002
$140,000
Bruce M Wheat
Jomad Family Partnership LP
Grant Deed
—
—
—
Habib Amini
—
Deed Of Trust
related
$103,000 · Park Midway Bank
—
—
Habib Amini
—
Deed Of Trust
related
$103,000 · Park Midway 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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