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Property profile & analytics
OFF-MARKET
Estimated value
$935,000
Industrial properties
325 Armour Ave South Saint Paul, MN 55075-2432
Entity Owned
15-yr Hold
~
Est. High Equity
Property ID
US46-0289385
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1999
Construction
CONCRETE
Total area
10,000 SF
Lot
1.66 ac (72,310 SF)
APN
36-48840-02-020
UPID
US46-0289385
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
-
Sohniks Endoscopy Inc Dental Office Pharmacy
-
Surgical Repair Technologies Medical Supply Store
-
Armour Cutlery Home Decor Store Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$957k
Blend (final)
Blend
$935k
Owner & transaction history
Snaag Armour Properties LLC · 15 yrs held
Snaag Armour Properties LLC
since 2010
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.5M
+80.9%
Retail stores
$1.4M
+69.3%
Office building
$885,000
+5.2%
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 South Saint Paul submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$840,000
Current use
WAREHOUSE, STORAGE
$1,525,000
Change: +81% · Conversion: Easy
RETAIL STORES
$1,425,000
Change: +69% · Conversion: Moderate
OFFICE BUILDING
$885,000
Change: +5% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$855,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$935k
Range $842k – $1.03M · ±10%
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
$94 / 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
$31,030
Tax year 2023
Assessed value
$987,400
Assessed 2022
Previous assessed
$888,900
+11.1% YoY
Effective rate
3.14%
On assessed value
Assessed land
$224,400
Assessed improvement
$763,000
Land market value
$224,400
Improvement market value
$763,000
Total market value
$987,400
Applied tax rate
36.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1999
Construction
CONCRETE
Heating
NONE
Bathrooms
3
Total area
10,000 SF
Lot
1.66 ac (72,310 SF)
APN
36-48840-02-020
UPID
US46-0289385
Jurisdiction
DAKOTA
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
INDUSTRIAL (GENERAL) Current
Est. value
$840,000
WAREHOUSE, STORAGE
Est. value
$1.5M
RETAIL STORES
Est. value
$1.4M
OFFICE BUILDING
Est. value
$885,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$855,000
INDUSTRIAL (GENERAL) Current
WAREHOUSE, STORAGE
RETAIL STORES
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1999
Construction
CONCRETE
Heating
NONE
Bathrooms
3
Lot
1.66 ac
Current owner
From public records · entity-resolved
Snaag Armour Properties LLC
Entity
Mailing address
325 ARMOUR AVE, SOUTH SAINT PAUL, MN 55075-2432
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 4, 2019
—
Snaag Armour Properties LLC
—
Deed
related
$736,000 · Tradition Capital Bank
Sep 20, 2010
$535,100
Snaag Armour Properties LLC
Harrier Group LLP
Warranty Deed
$428,000 · Us Bank NA
—
—
Marc R Hoskins
—
Deed Of Trust
related
$1,400,000 · Peoples Bank Midwest
—
—
Snaag Armour Properties LLC
—
Deed Of Trust
related
$269,106 · Us Bank NA
—
—
Snaag Armour Properties LLC
—
Deed Of Trust
related
$759,651 · Us Bank NA
—
—
Snaag Armour Properties LLC
—
Deed Of Trust
related
$110,000 · Us Bank NA
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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