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Property profile & analytics
OFF-MARKET
Estimated value
$4,190,000
Grocery and convenience stores
1959 Suburban Ave Saint Paul, MN 55119-7002
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US46-3197833
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1970
Total area
51,276 SF
Lot
5.85 ac (254,826 SF)
Zoning code
L
APN
35-29-22-34-0003
UPID
US46-3197833
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
$4.77M
Blend (final)
Blend
$4.19M
Owner & transaction history
Ha Tien Rental Property LLC · 10 yrs held
Ha Tien Rental Property LLC
since 2016
5 recorded transactions
Zoning & alternative use
L · Saint Paul, MN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
code of ordinances
Top alternative use upside
Warehouse, storage
$5.9M
+12.7%
Office building
$5.6M
+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
$5,240,000
Current use
WAREHOUSE, STORAGE
$5,910,000
Change: +13% · Conversion: Difficult
OFFICE BUILDING
$5,615,000
Change: +7% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$4,715,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$4.19M
Range $3.77M – $4.61M · ±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
$82 / 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
$189,938
Tax year 2023
Assessed value
$5,617,300
Assessed 2023
Previous assessed
$5,423,000
+3.6% YoY
Effective rate
3.38%
On assessed value
Assessed land
$2,038,600
Assessed improvement
$3,578,700
Land market value
$2,038,600
Improvement market value
$3,578,700
Total market value
$5,617,300
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1970
Heating
STEAM
Buildings
3
Total area
51,276 SF
Lot
5.85 ac (254,826 SF)
Zoning code
L
APN
35-29-22-34-0003
UPID
US46-3197833
Jurisdiction
RAMSEY
Zoning & alternative use
L · Saint Paul, MNZoning L · permitted uses
L · Saint Paul, MN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$5.2M
WAREHOUSE, STORAGE
Est. value
$5.9M
OFFICE BUILDING
Est. value
$5.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.7M
RETAIL STORES Current
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
1970
Heating
STEAM
Buildings
3
Lot
5.85 ac
Current owner
From public records · entity-resolved
Ha Tien Rental Property LLC
Entity
Mailing address
1959 SUBURBAN AVE, SAINT PAUL, MN 55119-7002
Ownership since
2016
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 18, 2016
$4,820,000
Ha Tien Rental Property LLC
Lund Real Estate Holdings LLC
Grant Deed
$2,435,000 · Sunrise Bk
Oct 4, 2012
—
Lund Real Estate Holdings LLC
—
Deed Of Trust
related
$10,600,000 · Us Bank NA
Jul 15, 2005
$2,300,000
Lund Real Estate Holdings LLC
Modern Woodmen Of America
Grant Deed
related
—
Aug 4, 2003
$185,000
David A Sokol
Campanaro,carmela
Grant Deed
—
—
—
Lund Real Estate Holdings LLC
—
Loan Modification
related
$17,100 · Us 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.
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