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Property profile & analytics
FOR SALE
Warehouses
1275 Willow Lake Blvd, Vadnais Heights, MN 55110
Entity Owned
8-yr Hold
Free & Clear
Property ID
US46-0882612
For Sale
1 / 2
$4,740,000
1275 Willow Lake Blvd, Vadnais Heights, MN 55110
View Listing →
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1984
Total area
53,235 SF
Lot
4.82 ac (209,959 SF)
Zoning code
E
APN
33-30-22-11-0005
UPID
US46-0882612
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
$5.64M
Blend (final)
Blend
$4.74M
Owner & transaction history
Midwest Airport Properties LLC · 8 yrs held
Midwest Airport Properties LLC
since 2018
2 recorded transactions
Zoning & alternative use
E · Vadnais Heights, MN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$7.8M
+27.9%
Office building
$6.2M
+1.3%
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 Vadnais Heights submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Vadnais 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$6,135,000
Current use
MEDICAL BUILDING
$7,845,000
Change: +28% · Conversion: Difficult
OFFICE BUILDING
$6,215,000
Change: +1% · Conversion: Difficult
RETAIL STORES
$5,440,000
Change: -11% · Conversion: Moderate
Blend value · Realmo final
$4.74M
Range $4.27M – $5.21M · ±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
$89 / 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
$126,862
Tax year 2023
Assessed value
$5,283,600
Assessed 2023
Previous assessed
$3,954,900
+33.6% YoY
Effective rate
2.40%
On assessed value
Assessed land
$1,680,000
Assessed improvement
$3,603,600
Land market value
$1,680,000
Improvement market value
$3,603,600
Total market value
$5,283,600
Applied tax rate
624.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
For Sale
Year built
1984
Heating
STEAM
Buildings
3
Total area
53,235 SF
Lot
4.82 ac (209,959 SF)
Zoning code
E
APN
33-30-22-11-0005
UPID
US46-0882612
Jurisdiction
RAMSEY
Zoning & alternative use
E · Vadnais Heights, MN
Zoning E · permitted uses
E · Vadnais Heights, MN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Vadnais Heights. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$6.1M
MEDICAL BUILDING
Est. value
$7.8M
OFFICE BUILDING
Est. value
$6.2M
RETAIL STORES
Est. value
$5.4M
WAREHOUSE, STORAGE Current
MEDICAL BUILDING
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
1984
Heating
STEAM
Buildings
3
Lot
4.82 ac
Current owner
From public records · entity-resolved
Midwest Airport Properties LLC
Entity
Free & Clear · 8 yrs held
Mailing address
PO BOX 57698, DES MOINES, IA 50317-0011
Ownership since
2018
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
Feb 26, 2018
$3,630,000
Midwest Airport Properties LLC
Mnm Partners
Grant Deed
—
Feb 26, 2018
$500
M & H Partners LLC
Mnm Partners
Quit Claim Deed
related
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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