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Property profile & analytics
OFF-MARKET
Estimated value
$875,000
Apartment buildings
1560 Willis Ave, South Saint Paul, MN 55075-1070
Entity Owned
8-yr Hold
Property ID
US46-3219121
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1968
Construction
WOOD
Total area
16,209 SF
Lot
0.52 ac (22,651 SF)
Zoning code
R
APN
36-49100-01-210
UPID
US46-3219121
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
$797k
Blend (final)
Blend
$875k
Owner & transaction history
South St Paul Portfolio LLC · 8 yrs held
South St Paul Portfolio LLC
since 2018
7 recorded transactions
Zoning & alternative use
R · South Saint Paul, MN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.4M
+3.8%
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 South Saint Paul submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South 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
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
APARTMENT HOUSE (5+ UNITS)
$1,385,000
Current use
OFFICE BUILDING
$1,435,000
Change: +4% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$1,365,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$875k
Range $788k – $963k · ±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
$54 / 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
$30,780
Tax year 2023
Assessed value
$1,788,500
Assessed 2022
Previous assessed
$1,508,600
+18.6% YoY
Effective rate
1.72%
On assessed value
Assessed land
$196,400
Assessed improvement
$1,592,100
Land market value
$196,400
Improvement market value
$1,592,100
Total market value
$1,788,500
Applied tax rate
36.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1968
Construction
WOOD
Heating
NONE
Units
17
Bathrooms
17
Total area
16,209 SF
Lot
0.52 ac (22,651 SF)
Zoning code
R
APN
36-49100-01-210
UPID
US46-3219121
Jurisdiction
DAKOTA
Zoning & alternative use
R · South Saint Paul, MN
Zoning R · permitted uses
R · South Saint Paul, MN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Saint Paul. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.4M
INDUSTRIAL (GENERAL)
Est. value
$1.4M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
INDUSTRIAL (GENERAL)
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
1968
Construction
WOOD
Heating
NONE
Units
17
Bathrooms
17
Lot
0.52 ac
Current owner
From public records · entity-resolved
South St Paul Portfolio LLC
Entity
Mailing address
733 AURORA AVE, SAINT PAUL, MN 55104-4986
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 19, 2018
$1,465,518
South St Paul Portfolio LLC
Willis Apartments LLC
Warranty Deed
$2,000,000 · Cbre Cap Markets
Aug 21, 2007
—
Willis Apartments LLC
—
Trustees Deed
related
$140,000 · First Commercial Bank
May 15, 2006
—
Willis Apartments LLC
—
Trustees Deed
related
$185,000 · First Commercial Bank
Jan 3, 2006
$955,000
Willis Apartments LLC
1560 Willis Investment LLC
Warranty Deed
related
$820,000 · First Commercial Bank
—
—
Willis Apartments LLC
—
Deed Of Trust
related
$10,000 · Center For Energy & Environmen
—
—
Willis Apartments LLC
—
Deed Of Trust
related
$7,250 · Center For Energy & Environmen
—
—
Willis Apartments LLC
—
Deed Of Trust
related
$900,000 · Washington Mutual Fsb
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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