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Property profile & analytics
OFF-MARKET
Turn key restaurants
305 Lewis S Ave, Watertown, MN 55388-4548
Individually Owned
20-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US46-0229471
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1938
Total area
3,610 SF
Lot
0.11 ac (4,792 SF)
APN
85-0502620
UPID
US46-0229471
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
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Rodney W · 20 yrs held
Rodney W
since 2006
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Watertown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Watertown 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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 2024Property tax & assessments
Tax year 2024
Tax billed
$10,224
Tax year 2024
Assessed value
$413,100
Assessed 2024
Previous assessed
$398,300
+3.7% YoY
Effective rate
2.47%
On assessed value
Assessed land
$28,800
Assessed improvement
$384,300
Land market value
$28,800
Improvement market value
$384,300
Total market value
$413,100
Applied tax rate
111.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1938
Heating
FORCED AIR
Cooling
EVAPORATIVE
Buildings
2
Total area
3,610 SF
Lot
0.11 ac (4,792 SF)
APN
85-0502620
UPID
US46-0229471
Jurisdiction
CARVER
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1938
Heating
FORCED AIR
Cooling
Yes
Buildings
2
Lot
0.11 ac
Current owner
From public records · entity-resolved
Rodney W
Individual
Mailing address
911 WOODHILL CIR, WATERTOWN, MN 55388-9267
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 23, 2018
—
Crow River Holdings LLC
—
Deed
related
$495,200 · Citizens Alliance Bk
Jan 18, 2007
—
Crow River Holdings LLC
—
Trustees Deed
related
$541,500 · Security State Bank Howard Lak
May 25, 2006
$37,000
Rodney W
Hilgers,dennis R & Janyce A
Warranty Deed
—
May 25, 2006
$170,000
Crow River Holdings LLC
Herzog,rodney W
Warranty Deed
related
$136,000 · Security State Bank Howard Lak
—
—
Crow River Holdings LLC
—
Deed Of Trust
related
$8,250 · City Of Watertown
—
—
Crow River Holdings LLC
—
Deed Of Trust
related
—
—
—
Crow River Holdings LLC
—
Deed Of Trust
related
$312,386 · Scott M Jensen
—
—
Crow River Holdings LLC
—
Deed Of Trust
related
$390,000 · Spedco
—
—
Crow River Holdings LLC
—
Deed Of Trust
related
$5,000 · City Of Watertown
—
—
Crow River Holdings LLC
—
Loan Modification
related
$495,200 · Citizens Alliance Bk
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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