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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Parking lots & garages
12700 Sherwood Pl 26 Minnetonka, MN 55305-2449
Individually Owned
4-yr Hold
Free & Clear
Property ID
US46-0802365
Property profile
Verified
Property type
Parking lots & garages
Use group
RESIDENTIAL PARKING GARAGE
Year built
1984
Lot
5.75 ac (250,583 SF)
Zoning code
R-2
APN
11-117-22-22-0140
UPID
US46-0802365
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
$535k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$535k
Owner & transaction history
Frank Berman · 4 yrs held
Frank Berman
since 2022
Last sale
$536,500
1 recorded transaction
Zoning & alternative use
R-2 · Minnetonka, MN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
. INTERIM USE PERMITS. 300.06 . CONDITIONAL USE PERMITS. 300.07 . VARIANCES. 300.08 . CERTIFICATES OF OCCUPANCY. 300.09 . ZONING ORDINANCE TEXT AND MAP AMENDMENTS. 300.10 . R-1 LOW DENSITY RESIDENTIAL DISTRICT. 300.11 . R-2 LOW DENSITY RESIDENTIAL DISTRICT. 300.12 . R-3 LOW OR MEDIUM DENSITY RESIDENTIAL DISTRICT. 300.13 . R-4 MEDIUM DENSITY RESIDENTIAL DISTR…
Zone name
Low Density Residential District
General category
RESIDENTIAL
Zone area
88.50 ac
Source
3. Scope.
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 Minnetonka submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Minnetonka 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
$525,000
ML approach
$535,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$535k
Range $482k – $589k · ±10% · vs last sale $537k (Feb 7 2022)
Last sale anchor
$537k
Feb 7 2022
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
—
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
$82
Tax year 2023
Assessed value
$7,000
Assessed 2023
Previous assessed
$7,000
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$3,000
Assessed improvement
$4,000
Land market value
$3,000
Improvement market value
$4,000
Total market value
$7,000
Applied tax rate
284.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Parking lots & garages
Use group
RESIDENTIAL PARKING GARAGE
Status
Off-Market
Year built
1984
Heating
NONE
Cooling
NONE
Stories
1
Lot
5.75 ac (250,583 SF)
Zoning code
R-2
APN
11-117-22-22-0140
UPID
US46-0802365
Jurisdiction
HENNEPIN
Zoning & alternative use
R-2 · Minnetonka, MNZoning R-2 · permitted uses
R-2 · Minnetonka, MN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
. INTERIM USE PERMITS. 300.06 . CONDITIONAL USE PERMITS. 300.07 . VARIANCES. 300.08 . CERTIFICATES OF OCCUPANCY. 300.09 . ZONING ORDINANCE TEXT AND MAP AMENDMENTS. 300.10 . R-1 LOW DENSITY RESIDENTIAL DISTRICT. 300.11 . R-2 LOW DENSITY RESIDENTIAL DISTRICT. 300.12 . R-3 LOW OR MEDIUM DENSITY RESIDENTIAL DISTRICT. 300.13 . R-4 MEDIUM DENSITY RESIDENTIAL DISTRICT. 300.14 . R-5 HIGH DENSITY RESIDENTIAL DISTRICT. 300.15 . GENERAL REGULATIONS F
Zone name
Low Density Residential District
General category
RESIDENTIAL
Zone area
88.50 ac
Source
3. Scope.
Building & site characteristics
From public records
Year built
1984
Heating
NONE
Cooling
Yes
Stories
1
Lot
5.75 ac
Current owner
From public records · entity-resolved
Frank Berman
Individual
Free & Clear · 4 yrs held
Mailing address
12700 SHERWOOD PL APT #103, MINNETONKA, MN 55305-2401
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 7, 2022
$536,500
Frank Berman
Stephen R Litman
Deed
—
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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