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Property profile & analytics
OFF-MARKET
Estimated value
$725,000
Retail residential properties
1930 University W Ave Saint Paul, MN 55104
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US46-0971335
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1949
Total area
8,920 SF
Lot
0.13 ac (5,576 SF)
Zoning code
E
APN
33-29-23-24-0034
UPID
US46-0971335
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
$725k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$725k
Owner & transaction history
Realty Ventures LLC · 2 yrs held
Realty Ventures LLC
since 2024
Last sale
$724,400
7 recorded transactions
Zoning & alternative use
E · Saint Paul, MN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.0M
+85.7%
Office building
$975,000
+76.5%
Retail stores
$910,000
+64.8%
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 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
$725,000
ML approach
$725,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$555,000
Current use
WAREHOUSE, STORAGE
$1,030,000
Change: +86% · Conversion: Difficult
OFFICE BUILDING
$975,000
Change: +77% · Conversion: Easy
RETAIL STORES
$910,000
Change: +65% · Conversion: Easy
Blend value · Realmo final
$725k
Range $653k – $798k · ±10% · vs last sale $724k (May 20 2024)
Last sale anchor
$724k
May 20 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
$81 / 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
$9,118
Tax year 2023
Assessed value
$475,400
Assessed 2023
Previous assessed
$314,300
+51.3% YoY
Effective rate
1.92%
On assessed value
Assessed land
$140,000
Assessed improvement
$335,400
Land market value
$140,000
Improvement market value
$335,400
Total market value
$475,400
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
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
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1949
Heating
NONE
Cooling
NONE
Total area
8,920 SF
Lot
0.13 ac (5,576 SF)
Zoning code
E
APN
33-29-23-24-0034
UPID
US46-0971335
Jurisdiction
RAMSEY
Zoning & alternative use
E · Saint Paul, MN
Zoning E · permitted uses
E · 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
COMMERCIAL (GENERAL) Current
Est. value
$555,000
WAREHOUSE, STORAGE
Est. value
$1.0M
OFFICE BUILDING
Est. value
$975,000
RETAIL STORES
Est. value
$910,000
COMMERCIAL (GENERAL) Current
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
1949
Heating
NONE
Cooling
Yes
Lot
0.13 ac
Current owner
From public records · entity-resolved
Realty Ventures LLC
Entity
Mailing address
832 HOWELL ST N, SAINT PAUL, MN 55104-1097
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 20, 2024
$724,400
Realty Ventures LLC
Melon Investments LLC
Limited Warranty Deed
$615,740 · Fifth Third Bank NA
Dec 5, 2018
$287,500
Melon Investments LLC
Joshs Place Homes LLC
Warranty Deed
$195,200 · Bell Bk
Jul 27, 2018
$500
Melon Investments LLC
Melon Investments INC
Quit Claim Deed
related
—
Jul 27, 2018
—
Melon Investments LLC
—
Deed
related
$544,000 · Bell Bk
Sep 5, 2017
—
Melon Investments INC
—
Deed
related
$389,000 · Bell Bk
—
—
Melon Investments INC
—
Deed Of Trust
related
$389,000 · Bell Bk
—
—
Melon Investments LLC
—
Loan Modification
related
$544,000 · Bell Bk
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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