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Property profile & analytics
OFF-MARKET
Estimated value
$4,890,000
Apartment buildings
300 Spruce St, Farmington, MN 55024-1372
Individually Owned
20-yr Hold
~
Est. High Equity
Property ID
US46-0543513
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1979
Construction
WOOD FRAME
Total area
48,990 SF
Lot
1.19 ac (51,836 SF)
Zoning code
R
APN
14-77000-10-062
UPID
US46-0543513
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
-
Spruce Place Social Service Agency
-
Open Door Mobile Pantry at Spruce Place - Food Distribution Center Food Bank Charitable Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.34M
Blend (final)
Blend
$4.89M
Owner & transaction history
Spruce Place Of Farmington · 20 yrs held
Spruce Place Of Farmington
since 2006
1 recorded transaction
Zoning & alternative use
R · Farmington, MN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$7.5M
+78.6%
Retail stores
$7.0M
+67.1%
Office building
$5.9M
+42.1%
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 Farmington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Farmington 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)
$4,180,000
Current use
WAREHOUSE, STORAGE
$7,460,000
Change: +79% · Conversion: Difficult
RETAIL STORES
$6,980,000
Change: +67% · Conversion: Difficult
OFFICE BUILDING
$5,940,000
Change: +42% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$4,125,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$4.89M
Range $4.40M – $5.38M · ±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
$100 / 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
$56,372
Tax year 2023
Assessed value
$6,315,800
Assessed 2022
Previous assessed
$5,462,300
+15.6% YoY
Effective rate
0.89%
On assessed value
Assessed land
$412,000
Assessed improvement
$5,903,800
Land market value
$412,000
Improvement market value
$5,903,800
Total market value
$6,315,800
Applied tax rate
14.0000
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
1979
Construction
WOOD FRAME
Heating
NONE
Units
61
Bathrooms
61
Total area
48,990 SF
Lot
1.19 ac (51,836 SF)
Zoning code
R
APN
14-77000-10-062
UPID
US46-0543513
Jurisdiction
DAKOTA
Zoning & alternative use
R · Farmington, MN
Zoning R · permitted uses
R · Farmington, MN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Farmington. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$4.2M
WAREHOUSE, STORAGE
Est. value
$7.5M
RETAIL STORES
Est. value
$7.0M
OFFICE BUILDING
Est. value
$5.9M
INDUSTRIAL (GENERAL)
Est. value
$4.1M
APARTMENT HOUSE (5+ UNITS) Current
WAREHOUSE, STORAGE
RETAIL STORES
OFFICE BUILDING
INDUSTRIAL (GENERAL)
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
1979
Construction
WOOD FRAME
Heating
NONE
Units
61
Bathrooms
61
Lot
1.19 ac
Current owner
From public records · entity-resolved
Spruce Place Of Farmington
Individual
Mailing address
1080 MONTREAL AVE, SAINT PAUL, MN 55116-2694
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 23, 2006
$3,600,000
Spruce Place Of Farmington
Commonbond Communities
Grant Deed
$200,000 · Commonbond Communities
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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