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Property profile & analytics
OFF-MARKET
Estimated value
$9,150,000
Industrial properties
2561 Territorial Rd Saint Paul, MN 55114-1500
Entity Owned
6-yr Hold
Free & Clear
Property ID
US46-0256606
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1990
Total area
119,578 SF
Lot
5.69 ac (247,813 SF)
Zoning code
Q
APN
29-29-23-32-0047
UPID
US46-0256606
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
$9.98M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.15M
Blend (final)
Blend
$9.15M
Owner & transaction history
B9 Polar Westgate LLC · 6 yrs held
B9 Polar Westgate LLC
since 2020
Last sale
$8.6M
7 recorded transactions
Zoning & alternative use
Q · Saint Paul, MN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$13.8M
+70.3%
Office building
$13.1M
+61.9%
Retail stores
$12.2M
+51.1%
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
$8,335,000
ML approach
$9,980,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$8,090,000
Current use
WAREHOUSE, STORAGE
$13,775,000
Change: +70% · Conversion: Easy
OFFICE BUILDING
$13,090,000
Change: +62% · Conversion: Difficult
RETAIL STORES
$12,225,000
Change: +51% · Conversion: Moderate
Blend value · Realmo final
$9.15M
Range $8.24M – $10.07M · ±10% · vs last sale $8.65M (Apr 10 2020)
Last sale anchor
$8.65M
Apr 10 2020
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
$77 / 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
$282,108
Tax year 2023
Assessed value
$10,748,000
Assessed 2023
Previous assessed
$8,025,000
+33.9% YoY
Effective rate
2.62%
On assessed value
Assessed land
$2,255,300
Assessed improvement
$8,492,700
Land market value
$2,255,300
Improvement market value
$8,492,700
Total market value
$10,748,000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1990
Heating
STEAM
Buildings
3
Total area
119,578 SF
Lot
5.69 ac (247,813 SF)
Zoning code
Q
APN
29-29-23-32-0047
UPID
US46-0256606
Jurisdiction
RAMSEY
Zoning & alternative use
Q · Saint Paul, MN
Zoning Q · permitted uses
Q · 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
INDUSTRIAL (GENERAL) Current
Est. value
$8.1M
WAREHOUSE, STORAGE
Est. value
$13.8M
OFFICE BUILDING
Est. value
$13.1M
RETAIL STORES
Est. value
$12.2M
INDUSTRIAL (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
1990
Heating
STEAM
Buildings
3
Lot
5.69 ac
Current owner
From public records · entity-resolved
B9 Polar Westgate LLC
Entity
Free & Clear · 6 yrs held
Mailing address
PO BOX A3879, CHICAGO, IL 60690
Ownership since
2020
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
Dec 9, 2024
—
B9 Polar Westgate LLC
—
Deed
related
$860,000,000 · Bank Of America NA
Oct 1, 2020
—
B9 Polar Westgate LLC
—
Deed
related
—
Apr 10, 2020
$8,645,000
B9 Polar Westgate LLC
Csm Family Holdings LLC
Grant Deed
—
Apr 10, 2020
—
B9 Polar Westgate LLC
Csm Family Holdings LLC
Grant Deed
related
—
Oct 17, 2002
—
Csm Family Holdings LLC
Holmes,gary S & Mary L
Grant Deed
related
—
Oct 16, 2002
—
Csm Family Holdings LLC
Holmes,gary S & Mary L
Grant Deed
related
—
—
—
B9 Polar Westgate LLC
—
Deed Of Trust
related
$8,255,813 · Bank Of America
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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