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Property profile & analytics
OFF-MARKET
Estimated value
$965,000
Office buildings
2412 Valentine Ave, Saint Paul, MN 55108-1652
Entity Owned
Property ID
US46-0199011
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1950
Construction
FRAME
Total area
6,952 SF
Lot
0.55 ac (24,002 SF)
Zoning code
J
APN
20-29-23-31-0042
UPID
US46-0199011
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
$765k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$932k
Blend (final)
Blend
$965k
Owner & transaction history
2412 Gardens LLC
2412 Gardens LLC
since 2026
Last sale
$1.2M
6 recorded transactions
Zoning & alternative use
J · Saint Paul, MN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.5M
+92.8%
Auto repair, garage
$1.4M
+85.1%
Neighborhood: shopping center
$1.2M
+53.3%
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
$665,000
ML approach
$765,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$760,000
Current use
RESTAURANT
$1,470,000
Change: +93% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,410,000
Change: +85% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,165,000
Change: +53% · Conversion: Difficult
MEDICAL BUILDING
$1,025,000
Change: +35% · Conversion: Easy
WAREHOUSE, STORAGE
$800,000
Change: +5% · Conversion: Difficult
RETAIL STORES
$710,000
Change: -7% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$640,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$965k
Range $869k – $1.06M · ±10% · vs last sale $1.24M (Jan 8 2026)
Last sale anchor
$1.24M
Jan 8 2026
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
$139 / 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
$27,218
Tax year 2023
Assessed value
$991,000
Assessed 2023
Previous assessed
$820,000
+20.9% YoY
Effective rate
2.75%
On assessed value
Assessed land
$300,500
Assessed improvement
$690,500
Land market value
$300,500
Improvement market value
$690,500
Total market value
$991,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1950
Construction
FRAME
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Units
1
Rooms
13
Bathrooms
7
Total area
6,952 SF
Lot
0.55 ac (24,002 SF)
Zoning code
J
APN
20-29-23-31-0042
UPID
US46-0199011
Jurisdiction
RAMSEY
Zoning & alternative use
J · Saint Paul, MN
Zoning J · permitted uses
J · 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
OFFICE BUILDING Current
Est. value
$760,000
RESTAURANT
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.0M
WAREHOUSE, STORAGE
Est. value
$800,000
RETAIL STORES
Est. value
$710,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$640,000
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
WAREHOUSE, STORAGE
RETAIL STORES
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
1950
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Units
1
Rooms
13
Bathrooms
7
Lot
0.55 ac
Current owner
From public records · entity-resolved
2412 Gardens LLC
Entity
Mailing address
2412 VALENTINE AVE, SAINT PAUL, MN 55108-1652
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 8, 2026
$1,240,000
2412 Gardens LLC
High Gear Antelope LLC
Deed
$992,000 · Sunrise Banks NA
Jan 7, 2021
$830,000
High Gear Antelope LLC
Mike J Jaro
Warranty Deed
$634,000 · Sunrise Bank
Oct 10, 2013
$750,000
Mike J Jaro
Krivit,michael D & Susan Z
Warranty Deed
$412,500 · Midcountry Bank
—
—
Michael D Krivit
—
Deed Of Trust
related
$250,000 · Us Bank NA
—
—
Michael D Krivit
—
Deed Of Trust
related
$40,000 · St Anthony Park State Bank
—
—
Michael D Krivit
—
Deed Of Trust
related
$40,000 · St Anthony Park State Bank
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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