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Property profile & analytics
OFF-MARKET
Estimated value
$1,440,000
Apartment buildings
268 Dayton Ave, Saint Paul, MN 55102-4325
Individually Owned
10-yr Hold
~
Est. High Equity
Property ID
US46-0995107
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1904
Construction
WOOD FRAME
Total area
13,856 SF
Lot
1.93 ac (84,158 SF)
Zoning code
H
APN
01-28-23-12-0035
UPID
US46-0995107
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
$1.92M
Blend (final)
Blend
$1.44M
Owner & transaction history
Commonbond Communities · 10 yrs held
Commonbond Communities
since 2015
2 recorded transactions
Zoning & alternative use
H · Saint Paul, MN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.3M
+52.0%
Medical building
$2.0M
+33.5%
Warehouse, storage
$1.6M
+4.4%
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
APARTMENT HOUSE (5+ UNITS)
$1,530,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,325,000
Change: +52% · Conversion: Difficult
MEDICAL BUILDING
$2,040,000
Change: +33% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,595,000
Change: +4% · Conversion: Difficult
OFFICE BUILDING
$1,515,000
Change: -1% · Conversion: Moderate
RETAIL STORES
$1,415,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$1.44M
Range $1.30M – $1.58M · ±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
$104 / 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
$92,678
Tax year 2023
Assessed value
$11,718,000
Assessed 2023
Previous assessed
$11,718,000
+0.0% YoY
Effective rate
0.79%
On assessed value
Assessed land
$1,200,000
Assessed improvement
$10,518,000
Land market value
$1,200,000
Improvement market value
$10,518,000
Total market value
$11,718,000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1904
Construction
WOOD FRAME
Heating
STEAM
Buildings
5
Units
6
Total area
13,856 SF
Lot
1.93 ac (84,158 SF)
Zoning code
H
APN
01-28-23-12-0035
UPID
US46-0995107
Jurisdiction
RAMSEY
Zoning & alternative use
H · Saint Paul, MN
Zoning H · permitted uses
H · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$2.0M
WAREHOUSE, STORAGE
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.5M
RETAIL STORES
Est. value
$1.4M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
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
1904
Construction
WOOD FRAME
Heating
STEAM
Buildings
5
Units
6
Lot
1.93 ac
Current owner
From public records · entity-resolved
Commonbond Communities
Individual
Mailing address
1080 MONTREAL AVE, SAINT PAUL, MN 55116-2694
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 30, 2015
—
Commonbond Communities
Cathedral Hill Homes LP
Quit Claim Deed
related
$6,621,000 · Housing Fin Agcy
Jan 11, 1999
—
Leeco Co
Cathedral Hill Apartments LLC
Quit Claim Deed
$1,281,723 · Housing Finance Agency Mn
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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