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Property profile & analytics
OFF-MARKET
Estimated value
$920,000
Gas stations
1160 Rice St, Saint Paul, MN 55117-4902
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US46-0230753
Property profile
Verified
Property type
Gas stations
Use group
SERVICE STATION (FULL SERVICE)
Year built
2001
Construction
WOOD FRAME
Total area
4,898 SF
Lot
0.33 ac (14,462 SF)
Zoning code
M
APN
30-29-22-22-0028
UPID
US46-0230753
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
$920k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$979k
Blend (final)
Blend
$920k
Owner & transaction history
Kyson H LLC · 1 yrs held
Kyson H LLC
since 2024
Last sale
$920,000
7 recorded transactions
Zoning & alternative use
M · Saint Paul, MN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$995,000
+51.1%
Neighborhood: shopping center
$820,000
+25.1%
Medical building
$720,000
+9.8%
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
$920,000
ML approach
$920,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
SERVICE STATION (FULL SERVICE)
$655,000
Current use
AUTO REPAIR, GARAGE
$995,000
Change: +51% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$820,000
Change: +25% · Conversion: Difficult
MEDICAL BUILDING
$720,000
Change: +10% · Conversion: Difficult
WAREHOUSE, STORAGE
$565,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$920k
Range $828k – $1.01M · ±10% · vs last sale $920k (Dec 31 2024)
Last sale anchor
$920k
Dec 31 2024
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
$188 / 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
$23,346
Tax year 2023
Assessed value
$859,400
Assessed 2023
Previous assessed
$716,200
+20.0% YoY
Effective rate
2.72%
On assessed value
Assessed land
$173,700
Assessed improvement
$685,700
Land market value
$173,700
Improvement market value
$685,700
Total market value
$859,400
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
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
Gas stations
Use group
SERVICE STATION (FULL SERVICE)
Status
Off-Market
Year built
2001
Construction
WOOD FRAME
Heating
STEAM
Buildings
3
Total area
4,898 SF
Lot
0.33 ac (14,462 SF)
Zoning code
M
APN
30-29-22-22-0028
UPID
US46-0230753
Jurisdiction
RAMSEY
Zoning & alternative use
M · Saint Paul, MN
Zoning M · permitted uses
M · 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
SERVICE STATION (FULL SERVICE) Current
Est. value
$655,000
AUTO REPAIR, GARAGE
Est. value
$995,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$820,000
MEDICAL BUILDING
Est. value
$720,000
WAREHOUSE, STORAGE
Est. value
$565,000
SERVICE STATION (FULL SERVICE) Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
2001
Construction
WOOD FRAME
Heating
STEAM
Buildings
3
Lot
0.33 ac
Current owner
From public records · entity-resolved
Kyson H LLC
Entity
Mailing address
1160 RICE ST STE, SAINT PAUL, MN 55117-4902
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 31, 2024
$920,000
Kyson H LLC
K & I Venture Group LLC
Warranty Deed
$710,000 · 21st Century Bank
Apr 17, 2017
—
K & I Venture Group LLC
—
Deed
related
$256,000 · Twin Cities-metro Certified De
Apr 3, 2017
—
K & I Venture Group LLC
—
Deed
related
$310,000 · 21st Century Bk
Dec 8, 2000
$240,000
S J Dev LLC
Yang,pang M & See L
Grant Deed
$250,000 · Community Pride Bank
Oct 19, 1999
$135,000
Pang Ma Yang
Pipeline Oil Co
Grant Deed
—
—
—
Sj Dev LLC
—
Deed Of Trust
related
$225,000 · Community Pride Bank
—
—
S J Development LLC
—
Deed Of Trust
related
$50,000 · North End Area Revitalization
—
—
K & I Venture Group LLC
—
Deed Of Trust
related
$248,000 · 21st Century Bk
—
—
K & I Venture Group LLC
—
Deed Of Trust
related
$310,000 · 21st Century Bk
—
—
K & I Venture Group LLC
—
Deed Of Trust
related
$256,000 · Twin Cities-metro Certified De
—
—
Sj Dev LLC
—
Deed Of Trust
related
$338,039 · Community Pride Bank
—
—
Sj Dev LLC
—
Deed Of Trust
related
$250,000 · Community Pride 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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