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Property profile & analytics
OFF-MARKET
Estimated value
$1,045,000
Commercial real estate
305 Us Hwy 81, Freeman, SD 57029-8900
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US79-0114519
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Lot
1.18 ac (51,401 SF)
APN
240.50.10.012
UPID
US79-0114519
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
$1.07M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.05M
Owner & transaction history
Tim Hofer LLC · 4 yrs held
Tim Hofer LLC
since 2022
Last sale
$1.0M
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 Freeman submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Freeman 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
$1,125,000
ML approach
$1,065,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.05M
Range $941k – $1.15M · ±10% · vs last sale $1.00M (Jun 27 2022)
Last sale anchor
$1.00M
Jun 27 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
—
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
Property tax & assessments
Assessed value
$413,480
Assessed 2023
Previous assessed
$374,300
+10.5% YoY
Assessed land
$47,550
Assessed improvement
$365,930
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Lot
1.18 ac (51,401 SF)
APN
240.50.10.012
UPID
US79-0114519
Jurisdiction
HUTCHINSON
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
Lot
1.18 ac
Current owner
From public records · entity-resolved
Tim Hofer LLC
Entity
Mailing address
4001 W VALHALLA BLVD STE #206, SIOUX FALLS, SD 57106-3748
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 2, 2023
—
Tim Hofer LLC
—
Deed
related
$100,485 · Dakotaland FCU
Jun 27, 2022
$1,000,000
Tim Hofer LLC
Haar Properties LLC
Warranty Deed
$705,842 · Dakotaland FCU
Jan 2, 2020
—
Haar Properties LLC
—
Deed
related
$648,000 · First Dakota National Bank
Oct 18, 2017
—
Haar Properties LLC
—
Deed
related
$608,000 · First Bank & Trust
Sep 20, 2017
$760,000
Haar Properties LLC
L & C Dg Investments LLC
Warranty Deed
—
Aug 8, 2017
—
L&c Dg Investments LLC
—
Deed
related
$581,250 · Mohave State Bank
Oct 23, 2007
$705,000
Benajmin J Laparne
Dg Developments LLC
Warranty Deed
—
Oct 6, 2006
$45,000
Dg Developments LLC
Dakota 81 Land Development LLC
Warranty Deed
—
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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