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Property profile & analytics
FOR LEASE
Warehouses
3276 Fanum Rd, Vadnais Heights, MN 55110
Entity Owned
23-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US46-0796300
For Lease
1 / 2
$1,295,000
3276 Fanum Rd, Vadnais Heights, MN 55110
View Listing →
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1984
Total area
13,873 SF
Lot
1 ac (43,473 SF)
Zoning code
E
APN
34-30-22-31-0013
UPID
US46-0796300
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
$1.52M
Blend (final)
Blend
$1.30M
Owner & transaction history
Raven Development LLC · 23 yrs held
Raven Development LLC
since 2003
5 recorded transactions
Zoning & alternative use
E · Vadnais Heights, MN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.0M
+27.9%
Office building
$1.6M
+1.3%
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 Vadnais Heights submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Vadnais Heights 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
WAREHOUSE, STORAGE
$1,600,000
Current use
MEDICAL BUILDING
$2,045,000
Change: +28% · Conversion: Difficult
OFFICE BUILDING
$1,620,000
Change: +1% · Conversion: Difficult
RETAIL STORES
$1,420,000
Change: -11% · Conversion: Moderate
Blend value · Realmo final
$1.30M
Range $1.17M – $1.42M · ±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
$93 / 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
$28,318
Tax year 2023
Assessed value
$1,424,500
Assessed 2023
Previous assessed
$928,000
+53.5% YoY
Effective rate
1.99%
On assessed value
Assessed land
$261,000
Assessed improvement
$1,163,500
Land market value
$261,000
Improvement market value
$1,163,500
Total market value
$1,424,500
Applied tax rate
624.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
For Lease
Year built
1984
Heating
STEAM
Buildings
3
Total area
13,873 SF
Lot
1 ac (43,473 SF)
Zoning code
E
APN
34-30-22-31-0013
UPID
US46-0796300
Jurisdiction
RAMSEY
Zoning & alternative use
E · Vadnais Heights, MN
Zoning E · permitted uses
E · Vadnais Heights, MN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Vadnais Heights. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$2.0M
OFFICE BUILDING
Est. value
$1.6M
RETAIL STORES
Est. value
$1.4M
WAREHOUSE, STORAGE Current
MEDICAL BUILDING
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
1984
Heating
STEAM
Buildings
3
Lot
1 ac
Current owner
From public records · entity-resolved
Raven Development LLC
Entity
Mailing address
46 PENINSULA CTR #247, ROLLING HILLS ESTATES, CA 90274-3558
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 13, 2017
—
Lawrence J Grundtner
—
Deed
related
$440,000 · Us Bk
Jun 18, 2010
—
Raven Dev LLC
—
Trustees Deed
related
$175,000 · Premier Bank
Jun 16, 2003
$551,212
Raven Development LLC
Grundtner,lawrence J & Janice M
Grant Deed
$405,000 · Premier Bank
—
—
Raven Dev LLC
—
Deed Of Trust
related
$62,000 · Premier Bank
—
—
Lawrence J Grundtner
—
Deed Of Trust
related
$440,000 · Us 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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