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Property profile & analytics
OFF-MARKET
Estimated value
$600,000
Residential income homes
2946 Highcrest Rd, Roseville, MN 55113-1021
Entity Owned
3-yr Hold
Property ID
US46-0121470
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1965
Construction
WOOD FRAME
Total area
6,480 SF
Lot
0.23 ac (10,062 SF)
Zoning code
C
APN
05-29-23-23-0028
UPID
US46-0121470
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
$560k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$410k
Blend (final)
Blend
$600k
Owner & transaction history
2946 Highcrest LLC · 3 yrs held
2946 Highcrest LLC
since 2022
Last sale
$725,000
5 recorded transactions
Zoning & alternative use
C · Roseville, MN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$955,000
+60.2%
Warehouse, storage
$745,000
+25.3%
Office building
$710,000
+19.1%
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 Roseville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Roseville 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
$590,000
ML approach
$560,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$595,000
Current use
MEDICAL BUILDING
$955,000
Change: +60% · Conversion: Moderate
WAREHOUSE, STORAGE
$745,000
Change: +25% · Conversion: Difficult
OFFICE BUILDING
$710,000
Change: +19% · Conversion: Moderate
RETAIL STORES
$660,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$600k
Range $540k – $660k · ±10% · vs last sale $725k (Sep 1 2022)
Last sale anchor
$725k
Sep 1 2022
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
$93 / 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
$9,850
Tax year 2023
Assessed value
$620,900
Assessed 2023
Previous assessed
$620,900
+0.0% YoY
Effective rate
1.59%
On assessed value
Assessed land
$80,000
Assessed improvement
$540,900
Land market value
$80,000
Improvement market value
$540,900
Total market value
$620,900
Applied tax rate
621.0000
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
1965
Construction
WOOD FRAME
Heating
HOT WATER
Cooling
NONE
Units
4
Bathrooms
2
Total area
6,480 SF
Lot
0.23 ac (10,062 SF)
Zoning code
C
APN
05-29-23-23-0028
UPID
US46-0121470
Jurisdiction
RAMSEY
Zoning & alternative use
C · Roseville, MN
Zoning C · permitted uses
C · Roseville, MN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Roseville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$595,000
MEDICAL BUILDING
Est. value
$955,000
WAREHOUSE, STORAGE
Est. value
$745,000
OFFICE BUILDING
Est. value
$710,000
RETAIL STORES
Est. value
$660,000
APARTMENT HOUSE (5+ UNITS) Current
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
1965
Construction
WOOD FRAME
Heating
HOT WATER
Cooling
Yes
Units
4
Bathrooms
2
Lot
0.23 ac
Current owner
From public records · entity-resolved
2946 Highcrest LLC
Entity
Mailing address
2817 ANTHONY LN S STE #102, MINNEAPOLIS, MN 55418-3254
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 1, 2022
$725,000
2946 Highcrest LLC
Highcrest Properties LLC
Warranty Deed
$564,000 · First Bank Elk River
Jul 18, 2012
$325,000
Highcrest Properties LLC
Mckenzie,dale C & Patricia J
Warranty Deed
$277,632 · Michael J Lupient
Aug 24, 1999
$238,000
Dale C Mckenzie
Mikkelson,randolf
Grant Deed
$214,110 · America's Wholesale Lender
—
—
Dale C Mckenzie
—
Deed Of Trust
related
$230,000 · Great Northern Mortgage
—
—
Dale C Mckenzie
—
Deed Of Trust
related
$225,000 · Provident Funding Assoc LP
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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