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Property profile & analytics
OFF-MARKET
Estimated value
$1,300,000
Retail residential properties
315 University W Ave Saint Paul, MN 55103-2048
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US46-0600615
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1922
Total area
12,216 SF
Lot
0.31 ac (13,460 SF)
Zoning code
M
APN
36-29-23-13-0179
UPID
US46-0600615
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
$1.30M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.30M
Blend (final)
Blend
$1.30M
Owner & transaction history
East Properties LLC · 1 yrs held
East Properties LLC
since 2024
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
M · Saint Paul, MN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.1M
+121.6%
Medical building
$1.8M
+94.6%
Warehouse, storage
$1.4M
+52.2%
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 Saint Paul submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint Paul 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
$1,300,000
ML approach
$1,300,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$925,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,050,000
Change: +122% · Conversion: Difficult
MEDICAL BUILDING
$1,800,000
Change: +95% · Conversion: Easy
WAREHOUSE, STORAGE
$1,405,000
Change: +52% · Conversion: Difficult
OFFICE BUILDING
$1,335,000
Change: +45% · Conversion: Easy
RETAIL STORES
$1,250,000
Change: +35% · Conversion: Easy
Blend value · Realmo final
$1.30M
Range $1.17M – $1.43M · ±10% · vs last sale $1.30M (Dec 18 2024)
Last sale anchor
$1.30M
Dec 18 2024
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
$106 / 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
$37,834
Tax year 2023
Assessed value
$1,386,800
Assessed 2023
Previous assessed
$1,109,400
+25.0% YoY
Effective rate
2.73%
On assessed value
Assessed land
$444,700
Assessed improvement
$942,100
Land market value
$444,700
Improvement market value
$942,100
Total market value
$1,386,800
Applied tax rate
625.0000
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
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1922
Heating
SPACE
Cooling
NONE
Total area
12,216 SF
Lot
0.31 ac (13,460 SF)
Zoning code
M
APN
36-29-23-13-0179
UPID
US46-0600615
Jurisdiction
RAMSEY
Zoning & alternative use
M · Saint Paul, MN
Zoning M · permitted uses
M · Saint Paul, MN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saint Paul. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$925,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$1.8M
WAREHOUSE, STORAGE
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.3M
RETAIL STORES
Est. value
$1.3M
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
WAREHOUSE, STORAGE
OFFICE BUILDING
RETAIL STORES
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
1922
Heating
SPACE
Cooling
Yes
Lot
0.31 ac
Current owner
From public records · entity-resolved
East Properties LLC
Entity
Mailing address
6968 TIMBER RDG DR S, COTTAGE GROVE, MN 55016-4777
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 18, 2024
$1,300,000
East Properties LLC
Blaize Property LLC
Warranty Deed
$877,500 · Sunrise Banks NA
Jul 13, 2021
—
Blaize Property LLC
—
Deed
related
$900,000 · Security Financial Bank
Apr 9, 2018
$500
Blaize Property LLC
Vang,chong S
Quit Claim Deed
related
—
Jan 26, 2016
$700,000
Chong S Vang
Royal Group LLC
Warranty Deed
—
Sep 20, 2013
—
Royal Group LLC
—
Trustees Deed
related
$210,000 · Brigadoon LLC
Jul 30, 2013
$500
Royal Group LLC
Vong,maryna P
Quit Claim Deed
related
$55,000 · Macanda Properties LLC
Dec 1, 2009
$200,000
Chanda Vongprasert
Herman Irving Trust
Grant Deed
—
Oct 5, 2009
$500
Royal Group LLC
Vongprasert,chandra
Quit Claim Deed
related
—
—
—
Royal Group LLC
—
Deed Of Trust
related
$450,000 · Highline Cap Corp
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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