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Property profile & analytics
OFF-MARKET
Estimated value
$4,855,000
Industrial properties
3321 Labore Rd, Vadnais Heights, MN 55110
Entity Owned
23-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US46-0237837
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1990
Total area
73,346 SF
Lot
4.07 ac (177,202 SF)
Zoning code
E
APN
33-30-22-31-0022
UPID
US46-0237837
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
$5.38M
Blend (final)
Blend
$4.86M
Owner & transaction history
M-4 Properties LLC · 23 yrs held
M-4 Properties LLC
since 2003
3 recorded transactions
Zoning & alternative use
E · Vadnais Heights, MN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$7.5M
+51.1%
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
INDUSTRIAL (GENERAL)
$4,960,000
Current use
RETAIL STORES
$7,500,000
Change: +51% · Conversion: Moderate
Blend value · Realmo final
$4.86M
Range $4.37M – $5.34M · ±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
$66 / 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
$133,178
Tax year 2023
Assessed value
$6,318,800
Assessed 2023
Previous assessed
$4,148,900
+52.3% YoY
Effective rate
2.11%
On assessed value
Assessed land
$708,900
Assessed improvement
$5,609,900
Land market value
$708,900
Improvement market value
$5,609,900
Total market value
$6,318,800
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1990
Heating
HOT WATER
Buildings
3
Total area
73,346 SF
Lot
4.07 ac (177,202 SF)
Zoning code
E
APN
33-30-22-31-0022
UPID
US46-0237837
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
INDUSTRIAL (GENERAL) Current
Est. value
$5.0M
RETAIL STORES
Est. value
$7.5M
INDUSTRIAL (GENERAL) Current
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
1990
Heating
HOT WATER
Buildings
3
Lot
4.07 ac
Current owner
From public records · entity-resolved
M-4 Properties LLC
Entity
Mailing address
6995 55TH ST N STE A, OAKDALE, MN 55128-1725
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 8, 2019
—
M-4 Properties LLC
—
Deed
related
$2,300,000 · Miscellaneous Ins Co
Apr 8, 2003
—
M-4 Properties LLC
Mulcahy,gary T & Elaine
Quit Claim Deed
related
$1,415,000 · Farm Bureau Life Insurance
—
—
M-4 Properties LLC
—
Deed Of Trust
related
$2,300,000 · Miscellaneous Ins Co
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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