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Property profile & analytics
OFF-MARKET
Estimated value
$1,700,000
Investment properties
301 Broadway N Ave, Rochester, MN 55906-3649
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US46-1452678
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1920
Total area
12,542 SF
Lot
0.08 ac (3,572 SF)
APN
74.35.41.018448
UPID
US46-1452678
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
-
The Social at the Avalon Hotel & Motel Resort
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.44M
CAP Approach
CAP
$1.92M
Comparable Approach
Comparable
$2.24M
Blend (final)
Blend
$1.70M
Owner & transaction history
3 Rd Charm Enterprises LLC · 2 yrs held
3 Rd Charm Enterprises LLC
since 2023
Last sale
$1.8M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.2M
+10.7%
Retail stores
$2.0M
+1.6%
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 Rochester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rochester 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
$1,490,000
ML approach
$1,440,000
CAP Approach
CAP Return
Estimation
6%
$2,075,000
6.5%
$1,915,000
7%
$1,780,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,985,000
Current use
RESTAURANT
$2,195,000
Change: +11% · Conversion: Difficult
RETAIL STORES
$2,015,000
Change: +2% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,980,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$1,965,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$1.70M
Range $1.53M – $1.87M · ±10% · vs last sale $1.80M (Dec 22 2023)
Last sale anchor
$1.80M
Dec 22 2023
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
$136 / 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
$48,710
Tax year 2023
Assessed value
$1,508,700
Assessed 2022
Previous assessed
$973,300
+55.0% YoY
Effective rate
3.23%
On assessed value
Assessed land
$207,900
Assessed improvement
$1,300,800
Land market value
$207,900
Improvement market value
$1,300,800
Total market value
$1,508,700
Applied tax rate
2,303.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1920
Heating
FORCED AIR
Cooling
CENTRAL
Bathrooms
8
Total area
12,542 SF
Lot
0.08 ac (3,572 SF)
APN
74.35.41.018448
UPID
US46-1452678
Jurisdiction
OLMSTED
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.0M
RESTAURANT
Est. value
$2.2M
RETAIL STORES
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$2.0M
OFFICE BUILDING
Est. value
$2.0M
COMMERCIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1920
Heating
FORCED AIR
Cooling
Yes
Bathrooms
8
Lot
0.08 ac
Current owner
From public records · entity-resolved
3 Rd Charm Enterprises LLC
Entity
Mailing address
2365 COMMERCE DR NW, ROCHESTER, MN 55901-3359
Ownership since
2023
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
Dec 22, 2023
$1,800,000
3 Rd Charm Enterprises LLC
Abm Ideations LLC
Warranty Deed
$1,350,000 · West Bank
Jun 12, 2017
$1,100,000
Abm Ideations LLC
Sound Equities LLC
Warranty Deed
$880,000 · Merchants Bank NA
May 14, 2014
—
South Equities LLC
Stephen A Lalama
Quit Claim Deed
related
—
Aug 17, 2010
—
Stephen A Lalama
Elizabeth M Kellogg
Quit Claim Deed
related
—
Sep 29, 2008
$462,793
Sound Equities LLC
Myrna K Parsons
Warranty Deed
$454,500 · Associated Bank NA
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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