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Property profile & analytics
OFF-MARKET
Estimated value
$17,640,000
Distribution centers
11015 Clark Rd Inver Grove Heights, MN 55077-5365
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US46-1882219
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
2016
Total area
97,792 SF
Lot
16.39 ac (713,774 SF)
APN
20-44950-01-010
UPID
US46-1882219
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
$19.85M
Comparable Approach
Comparable
$19.02M
Blend (final)
Blend
$17.64M
Owner & transaction history
Lighthouse Holdings LLC · 9 yrs held
Lighthouse Holdings LLC
since 2017
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$19.4M
+30.2%
Restaurant
$19.0M
+27.4%
Auto repair, garage
$16.7M
+12.1%
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 Inver Grove Heights submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Inver Grove Heights 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%
$21,500,000
6.5%
$19,845,000
7%
$18,430,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$14,895,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$19,390,000
Change: +30% · Conversion: Moderate
RESTAURANT
$18,970,000
Change: +27% · Conversion: Difficult
AUTO REPAIR, GARAGE
$16,695,000
Change: +12% · Conversion: Easy
RETAIL STORES
$13,935,000
Change: -6% · Conversion: Moderate
Blend value · Realmo final
$17.64M
Range $15.88M – $19.40M · ±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
$180 / 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
$290,170
Tax year 2023
Assessed value
$10,036,300
Assessed 2022
Previous assessed
$9,083,700
+10.5% YoY
Effective rate
2.89%
On assessed value
Assessed land
$1,498,900
Assessed improvement
$8,537,400
Land market value
$1,498,900
Improvement market value
$8,537,400
Total market value
$10,036,300
Applied tax rate
20.0000
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
2016
Heating
NONE
Total area
97,792 SF
Lot
16.39 ac (713,774 SF)
APN
20-44950-01-010
UPID
US46-1882219
Jurisdiction
DAKOTA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$14.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$19.4M
RESTAURANT
Est. value
$19.0M
AUTO REPAIR, GARAGE
Est. value
$16.7M
RETAIL STORES
Est. value
$13.9M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
AUTO REPAIR, GARAGE
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
2016
Heating
NONE
Lot
16.39 ac
Current owner
From public records · entity-resolved
Lighthouse Holdings LLC
Entity
Mailing address
10011 XYLITE ST NE, BLAINE, MN 55449-5107
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 14, 2017
—
Lighthouse Holdings LLC
—
Deed
related
$5,100,000 · Twin Cities-metro Certified De
—
—
Lighthouse Holdings LLC
—
Deed Of Trust
related
$5,100,000 · Twin Cities-metro Certified De
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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