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Property profile & analytics
OFF-MARKET
Estimated value
$585,000
Investment properties
1887 Randolph Ave Saint Paul, MN 55105-1746
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US46-3234050
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1923
Construction
WOOD FRAME
Total area
3,549 SF
Lot
0.11 ac (4,879 SF)
Zoning code
D
APN
09-28-23-24-0211
UPID
US46-3234050
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
$585k
CAP Approach
CAP
$620k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$585k
Owner & transaction history
Mend Provisions LLC · 2 yrs held
Mend Provisions LLC
since 2024
Last sale
$585,000
4 recorded transactions
Zoning & alternative use
D · Saint Paul, MN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$720,000
+167.7%
Neighborhood: shopping center
$595,000
+121.6%
Medical building
$525,000
+94.6%
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
$585,000
ML approach
$585,000
CAP Approach
CAP Return
Estimation
6%
$670,000
6.5%
$620,000
7%
$575,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$720,000
Change: +168% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$595,000
Change: +122% · Conversion: Difficult
MEDICAL BUILDING
$525,000
Change: +95% · Conversion: Easy
WAREHOUSE, STORAGE
$410,000
Change: +52% · Conversion: Difficult
OFFICE BUILDING
$390,000
Change: +45% · Conversion: Easy
RETAIL STORES
$365,000
Change: +35% · Conversion: Easy
Blend value · Realmo final
$585k
Range $527k – $644k · ±10% · vs last sale $585k (Apr 3 2024)
Last sale anchor
$585k
Apr 3 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
$165 / 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
$7,496
Tax year 2023
Assessed value
$468,600
Assessed 2023
Previous assessed
$468,600
+0.0% YoY
Effective rate
1.60%
On assessed value
Assessed land
$73,500
Assessed improvement
$395,100
Land market value
$73,500
Improvement market value
$395,100
Total market value
$468,600
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1923
Construction
WOOD FRAME
Heating
NONE
Cooling
NONE
Units
1
Total area
3,549 SF
Lot
0.11 ac (4,879 SF)
Zoning code
D
APN
09-28-23-24-0211
UPID
US46-3234050
Jurisdiction
RAMSEY
Zoning & alternative use
D · Saint Paul, MN
Zoning D · permitted uses
D · 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
AUTO REPAIR, GARAGE
Est. value
$720,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$595,000
MEDICAL BUILDING
Est. value
$525,000
WAREHOUSE, STORAGE
Est. value
$410,000
OFFICE BUILDING
Est. value
$390,000
RETAIL STORES
Est. value
$365,000
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1923
Construction
WOOD FRAME
Heating
NONE
Cooling
Yes
Units
1
Lot
0.11 ac
Current owner
From public records · entity-resolved
Mend Provisions LLC
Entity
Mailing address
5736 ELLIOT AVE, MINNEAPOLIS, MN 55417-2412
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 3, 2024
—
Mend Provisions LLC
Blue Charm LLC
Lease
$244,000 · Twin Cities Metro Certified Development
Mar 29, 2024
$585,000
Blue Charm LLC
Greksoviak And Arseneaux LLC
Warranty Deed
$296,000 · Gateway Bank Fsb
Feb 21, 2008
—
Greskoviak & Arseneaux LLC
Blue Wing INC
Warranty Deed
related
—
Nov 10, 2005
$285,000
Blue Wing INC
Rubin David Family Trust
Grant 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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