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Property profile & analytics
OFF-MARKET
Estimated value
$2,320,000
Retail space
1891 Suburban Ave, Saint Paul, MN 55119-4313
Entity Owned
14-yr Hold
Free & Clear
Property ID
US46-0367635
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1974
Total area
25,873 SF
Lot
2.85 ac (124,277 SF)
APN
35-29-22-33-0017
UPID
US46-0367635
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
$2.90M
Blend (final)
Blend
$2.32M
Owner & transaction history
First & First LLC · 14 yrs held
First & First LLC
since 2011
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.8M
+44.1%
Warehouse, storage
$3.0M
+12.7%
Office building
$2.8M
+7.1%
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
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
RETAIL STORES
$2,645,000
Current use
MEDICAL BUILDING
$3,810,000
Change: +44% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,980,000
Change: +13% · Conversion: Difficult
OFFICE BUILDING
$2,835,000
Change: +7% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,380,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$2.32M
Range $2.09M – $2.55M · ±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
$90 / 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
$113,164
Tax year 2024
Assessed value
$3,414,400
Assessed 2024
Previous assessed
$3,417,500
-0.1% YoY
Effective rate
3.31%
On assessed value
Assessed land
$994,500
Assessed improvement
$2,419,900
Land market value
$994,500
Improvement market value
$2,419,900
Total market value
$3,414,400
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
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1974
Heating
STEAM
Buildings
3
Total area
25,873 SF
Lot
2.85 ac (124,277 SF)
APN
35-29-22-33-0017
UPID
US46-0367635
Jurisdiction
RAMSEY
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
RETAIL STORES Current
Est. value
$2.6M
MEDICAL BUILDING
Est. value
$3.8M
WAREHOUSE, STORAGE
Est. value
$3.0M
OFFICE BUILDING
Est. value
$2.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.4M
RETAIL STORES Current
MEDICAL BUILDING
WAREHOUSE, STORAGE
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1974
Heating
STEAM
Buildings
3
Lot
2.85 ac
Current owner
From public records · entity-resolved
First & First LLC
Entity
Free & Clear · 14 yrs held
Mailing address
1891 SUBURBAN AVE, SAINT PAUL, MN 55119-4313
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2011
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
Jul 1, 2021
—
Tbalp Limite Liabilty Ompany
—
Deed
related
$195,000 · Old National Bank
Aug 5, 2011
$2,600,000
First & First LLC
Lrss Holdings LLC
Warranty Deed
related
—
Oct 28, 2004
$2,000,000
Lrss Holdings LLC
Wayzata Bay Center LLC
Warranty Deed
related
$2,000,000 · Us Bk
—
—
Lrss Holdings LLC
—
Deed Of Trust
related
$315,000 · Premier Bk/mn
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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