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Property profile & analytics
OFF-MARKET
Estimated value
$1,150,000
Office buildings
3014 Allegro Park SW Ln, Rochester, MN 55902-4162
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US46-1283899
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2004
Total area
4,950 SF
Lot
0.84 ac (36,460 SF)
APN
74.33.34.075438
UPID
US46-1283899
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
-
MedEd Web Solutions (Bike/Boat/Book/etc) Store Corporate Office
-
Patterson Dahlberg Injury Lawyers & Workers' Compensation Law Firm
-
Benefit Technology Resources (Bike/Boat/Book/etc) Store Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.14M
CAP Approach
CAP
$1.50M
Comparable Approach
Comparable
$742k
Blend (final)
Blend
$1.15M
Owner & transaction history
Sota Property LLC · 1 yrs held
Sota Property LLC
since 2025
Last sale
$1.2M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$795,000
+2.5%
Commercial (general)
$785,000
+0.9%
Auto repair, garage
$780,000
+0.9%
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
$1,040,000
ML approach
$1,135,000
CAP Approach
CAP Return
Estimation
6%
$1,620,000
6.5%
$1,495,000
7%
$1,390,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$775,000
Current use
RETAIL STORES
$795,000
Change: +3% · Conversion: Moderate
COMMERCIAL (GENERAL)
$785,000
Change: +1% · Conversion: Easy
AUTO REPAIR, GARAGE
$780,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$1.15M
Range $1.04M – $1.27M · ±10% · vs last sale $1.21M (Apr 4 2025)
Last sale anchor
$1.21M
Apr 4 2025
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
$232 / 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
$26,910
Tax year 2023
Assessed value
$785,000
Assessed 2021
Previous assessed
$785,000
+0.0% YoY
Effective rate
3.43%
On assessed value
Assessed land
$291,700
Assessed improvement
$493,300
Land market value
$291,700
Improvement market value
$493,300
Total market value
$785,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2004
Heating
FORCED AIR
Cooling
CENTRAL
Bathrooms
2
Total area
4,950 SF
Lot
0.84 ac (36,460 SF)
APN
74.33.34.075438
UPID
US46-1283899
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
OFFICE BUILDING Current
Est. value
$775,000
RETAIL STORES
Est. value
$795,000
COMMERCIAL (GENERAL)
Est. value
$785,000
AUTO REPAIR, GARAGE
Est. value
$780,000
OFFICE BUILDING Current
RETAIL STORES
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
2004
Heating
FORCED AIR
Cooling
Yes
Bathrooms
2
Lot
0.84 ac
Current owner
From public records · entity-resolved
Sota Property LLC
Entity
Mailing address
956 HUNTERS PT LN SW, ROCHESTER, MN 55902-3481
Ownership since
2025
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
Apr 4, 2025
—
Sota Property LLC
Sota Properties LLC
Quitclaim Deed
related
$562,500 · West Bank
Aug 12, 2020
$1,208,333
Sota Properties LLC
De Keyrel Properties LLC
Warranty Deed
$905,000 · American National Bank & Trust
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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