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Property profile & analytics
OFF-MARKET
Estimated value
$810,000
Office buildings
315 Elton Hls NW Dr, Rochester, MN 55901-2988
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US46-1373590
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1978
Total area
7,984 SF
Lot
0.29 ac (12,545 SF)
APN
74.26.13.023347
UPID
US46-1373590
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
$615k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$760k
Blend (final)
Blend
$810k
Owner & transaction history
315 Holdings LLC · 3 yrs held
315 Holdings LLC
since 2023
Last sale
$950,000
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.3M
+2.5%
Commercial (general)
$1.3M
+0.9%
Auto repair, garage
$1.3M
+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
$785,000
ML approach
$615,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,250,000
Current use
RETAIL STORES
$1,285,000
Change: +3% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,260,000
Change: +1% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,260,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$810k
Range $729k – $891k · ±10% · vs last sale $950k (Mar 31 2023)
Last sale anchor
$950k
Mar 31 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
$101 / 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
$20,456
Tax year 2023
Assessed value
$695,100
Assessed 2021
Previous assessed
$695,100
+0.0% YoY
Effective rate
2.94%
On assessed value
Assessed land
$100,200
Assessed improvement
$594,900
Land market value
$100,200
Improvement market value
$594,900
Total market value
$695,100
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
1978
Heating
FORCED AIR
Cooling
CENTRAL
Total area
7,984 SF
Lot
0.29 ac (12,545 SF)
APN
74.26.13.023347
UPID
US46-1373590
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
$1.3M
RETAIL STORES
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.3M
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
1978
Heating
FORCED AIR
Cooling
Yes
Lot
0.29 ac
Current owner
From public records · entity-resolved
315 Holdings LLC
Entity
Mailing address
2477 CLARE LN NE STE #400, ROCHESTER, MN 55906-8423
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 31, 2023
$950,000
315 Holdings LLC
M&a Degrood Properties LLC
Warranty Deed
$750,000 · Coulee Bank
Apr 29, 2013
—
M&a Degrood Properties LLC
Michael Degrood
Quit Claim Deed
related
—
Jul 23, 2012
$750,000
Michael Degrood
Gary L Mattison
Warranty Deed
—
Oct 17, 2008
$313,200
Gary L Mattison
Zumbro Valley Mental Health Center
Warranty Deed
$249,000 · Home Fsb
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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