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Property profile & analytics
OFF-MARKET
Estimated value
$710,000
Medical Office Space
1405 78th St, Victoria, MN 55386-9723
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US46-1037828
Property profile
Verified
Property type
Medical Office Space
Use group
DENTAL BUILDING
Year built
1998
Total area
3,393 SF
Lot
1.5 ac (65,340 SF)
APN
65-0130300
UPID
US46-1037828
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
-
Carver County Chiropractic Co. Alternative Medicine Practice
-
Dr. Matthew Green Dental Office
-
Midwest Dental - Victoria Dental Office
-
Andrew Hawkins Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$720k
CAP Approach
CAP
$760k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$710k
Owner & transaction history
Cottonwood Acres Land Company LLC · 5 yrs held
Cottonwood Acres Land Company LLC
since 2021
Last sale
$675,000
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$490,000
+52.5%
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 Victoria submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Victoria 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
$725,000
ML approach
$720,000
CAP Approach
CAP Return
Estimation
6%
$820,000
6.5%
$760,000
7%
$705,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$490,000
Change: +52% · Conversion: Easy
Blend value · Realmo final
$710k
Range $639k – $781k · ±10% · vs last sale $675k (Jul 6 2021)
Last sale anchor
$675k
Jul 6 2021
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
$209 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$17,066
Tax year 2024
Assessed value
$668,100
Assessed 2024
Previous assessed
$624,500
+7.0% YoY
Effective rate
2.55%
On assessed value
Assessed land
$240,000
Assessed improvement
$428,100
Land market value
$240,000
Improvement market value
$428,100
Total market value
$668,100
Applied tax rate
112.0000
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
Medical Office Space
Use group
DENTAL BUILDING
Status
Off-Market
Year built
1998
Heating
NONE
Stories
1
Total area
3,393 SF
Lot
1.5 ac (65,340 SF)
APN
65-0130300
UPID
US46-1037828
Jurisdiction
CARVER
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
OFFICE BUILDING
Est. value
$490,000
OFFICE BUILDING
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
1998
Heating
NONE
Stories
1
Lot
1.5 ac
Current owner
From public records · entity-resolved
Cottonwood Acres Land Company LLC
Entity
Mailing address
1405 78TH ST, VICTORIA, MN 55386-9723
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 6, 2021
$675,000
Cottonwood Acres Land Company LLC
Nrc Properties LLC
Warranty Deed
$540,000 · Alliance Bank
Jul 25, 2018
—
Nrc Properties LLC
—
Deed
related
$285,000 · First Nat'l Bk/sioux Falls
Feb 25, 2015
$550,000
Nrc Properties LLC
K & B Baker Building LLC
Warranty Deed
$250,000 · Wells Fargo Bk
Mar 15, 2012
—
K & B Baker Building LLC
Baker,bruce A & Kathryn J
Quit Claim Deed
related
—
—
—
Nrc Properties LLC
—
Deed Of Trust
related
$285,000 · First Nat'l Bk/sioux Falls
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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