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Property profile & analytics
OFF-MARKET
Estimated value
$760,000
Distribution centers
222 Hardman N Ave South Saint Paul, MN 55075-2420
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US46-0661370
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
1988
Construction
CONCRETE
Total area
6,498 SF
Lot
0.99 ac (43,124 SF)
Zoning code
R
APN
36-80175-01-010
UPID
US46-0661370
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
Current use
Occupant on record · Public records
-
Binder Heating and Air Conditioning, Inc HVAC Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$861k
Blend (final)
Blend
$760k
Owner & transaction history
Binder & Binder LLC · 3 yrs held
Binder & Binder LLC
since 2022
7 recorded transactions
Zoning & alternative use
R · South Saint Paul, MN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.3M
+27.4%
Auto repair, garage
$1.1M
+12.1%
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 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
WAREHOUSE, STORAGE
$990,000
Current use
RESTAURANT
$1,260,000
Change: +27% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,110,000
Change: +12% · Conversion: Easy
RETAIL STORES
$925,000
Change: -6% · Conversion: Moderate
Blend value · Realmo final
$760k
Range $684k – $836k · ±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
$117 / 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
$12,692
Tax year 2023
Assessed value
$436,300
Assessed 2022
Previous assessed
$436,300
+0.0% YoY
Effective rate
2.91%
On assessed value
Assessed land
$142,300
Assessed improvement
$294,000
Land market value
$142,300
Improvement market value
$294,000
Total market value
$436,300
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
1988
Construction
CONCRETE
Heating
NONE
Bathrooms
2
Total area
6,498 SF
Lot
0.99 ac (43,124 SF)
Zoning code
R
APN
36-80175-01-010
UPID
US46-0661370
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
WAREHOUSE, STORAGE Current
Est. value
$990,000
RESTAURANT
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.1M
RETAIL STORES
Est. value
$925,000
WAREHOUSE, STORAGE Current
RESTAURANT
AUTO REPAIR, GARAGE
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
1988
Construction
CONCRETE
Heating
NONE
Bathrooms
2
Lot
0.99 ac
Current owner
From public records · entity-resolved
Binder & Binder LLC
Entity
Mailing address
222 HARDMAN AVE N, SOUTH SAINT PAUL, MN 55075-2420
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 26, 2022
—
Binder & Binder LLC
Richard M Binder
Quit Claim Deed
related
$432,000 · Old National Bank
Jun 27, 2018
—
Richard M Binder
—
Deed
related
$253,516 · Old Nat'l Bk
Jun 22, 2018
—
Richard M Binder
—
Deed
related
$126,000 · Old National Bank
Aug 19, 2015
—
Richard M Binder
Binder & Binder
Quit Claim Deed
related
—
Jul 6, 2007
$500
Richard M Binder
Binder & Binder
Quit Claim Deed
related
—
—
—
Richard M Binder
—
Loan Modification
related
$253,516 · Old Nat'l Bk
—
—
Binder
—
Deed Of Trust
related
—
—
—
Binder
—
Deed Of Trust
related
—
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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