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Property profile & analytics
OFF-MARKET
Estimated value
$3,690,000
Assisted living facilities
10990 95th NE St Otsego, MN 55362-8149
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US46-0053754
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1900
Construction
WOOD
Total area
2,940 SF
Lot
33.49 ac (1,458,824 SF)
APN
118-130-001010
UPID
US46-0053754
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
Current use
Occupant on record · Public records
-
NorthStar Regional - Riverwood Treatment Center Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.68M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.69M
Owner & transaction history
Little Tree Properties LLC · 6 yrs held
Little Tree Properties LLC
since 2020
Last sale
$3.7M
7 recorded transactions
Zoning & alternative use
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 Otsego submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Otsego 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
$3,380,000
ML approach
$3,675,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.69M
Range $3.32M – $4.06M · ±10% · vs last sale $3.70M (Jun 17 2020)
Last sale anchor
$3.70M
Jun 17 2020
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
$1,255 / 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
$86,276
Tax year 2023
Assessed value
$4,213,000
Assessed 2023
Previous assessed
$4,213,000
+0.0% YoY
Effective rate
2.05%
On assessed value
Assessed land
$1,342,800
Assessed improvement
$2,870,200
Land market value
$1,342,800
Improvement market value
$2,870,200
Total market value
$4,213,000
Applied tax rate
3,002.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1900
Construction
WOOD
Heating
NONE
Buildings
3
Total area
2,940 SF
Lot
33.49 ac (1,458,824 SF)
APN
118-130-001010
UPID
US46-0053754
Jurisdiction
WRIGHT
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1900
Construction
WOOD
Heating
NONE
Buildings
3
Lot
33.49 ac
Current owner
From public records · entity-resolved
Little Tree Properties LLC
Entity
Mailing address
102 E 2ND ST STE #300, CHASKA, MN 55318-1906
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 11, 2021
—
Little Tree Properties LLC
—
Deed
related
$1,420,000 · Americana Cmnty Bk
Jun 17, 2020
$3,700,000
Little Tree Properties LLC
Troy Molde
Warranty Deed
$1,850,000 · American Community Bank
Jun 17, 2020
—
Little Tree Properties LLC
—
Deed
related
$810,000 · Americana Cmnty Bk
May 29, 2020
$500
Troy Molde
Riverwood Holdings LLC
Warranty Deed
—
Apr 23, 2019
—
Riverwood Holdings LLC
—
Deed
related
$1,274,075 · American Federal Bank
Jul 27, 2016
$850,000
Riverwood Holdings LLC
Giegoldt Gene T Trust
Warranty Deed
related
$850,000 · Giegoldt Gene T Tr (pt)
Oct 29, 2013
$1,250,000
Giegoldt,gene T Living Trust
Capfinancial Properties LLC
Grant Deed
—
Oct 14, 2010
$1,350,000
Capfinancial Properties LLC
Deputy Sheriff Of Wright County
Trustees Deed
related
—
Aug 2, 2004
—
Pattern Station INC
—
Trustees Deed
related
$174,924 · First National Bank Elk River
—
—
Little Tree Properties LLC
—
Deed Of Trust
related
$810,000 · Americana Cmnty Bk
—
—
Little Tree Properties LLC
—
Loan Modification
related
$1,420,000 · Americana Cmnty Bk
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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