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Property profile & analytics
OFF-MARKET
Estimated value
$710,000
Gas stations
3520 Sarah NW Pl Rochester, MN 55901-8909
Entity Owned
Free & Clear
Property ID
US46-2849992
Property profile
Verified
Property type
Gas stations
Use group
SERVICE STATION WITH FOOD MART
Year built
2017
Total area
10,297 SF
Lot
3.6 ac (156,903 SF)
APN
74.20.13.083237
UPID
US46-2849992
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
$440k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$980k
Blend (final)
Blend
$710k
Owner & transaction history
Core Valleyhigh Dev LLC
Core Valleyhigh Dev LLC
since 2025
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$955,000
+4.8%
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
by Request
ML approach
$440,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
SERVICE STATION (FULL SERVICE)
$910,000
Current use
RESTAURANT
$955,000
Change: +5% · Conversion: Difficult
AUTO REPAIR, GARAGE
$875,000
Change: -4% · Conversion: Difficult
COMMERCIAL (GENERAL)
$780,000
Change: -14% · Conversion: Difficult
MEDICAL BUILDING
$775,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$710k
Range $639k – $781k · ±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
$69 / 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
$89,402
Tax year 2023
Assessed value
$3,049,700
Assessed 2021
Previous assessed
$3,049,700
+0.0% YoY
Effective rate
2.93%
On assessed value
Assessed land
$1,883,000
Assessed improvement
$1,166,700
Land market value
$1,883,000
Improvement market value
$1,166,700
Total market value
$3,049,700
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
Gas stations
Use group
SERVICE STATION WITH FOOD MART
Status
Off-Market
Year built
2017
Heating
FORCED AIR
Cooling
CENTRAL
Total area
10,297 SF
Lot
3.6 ac (156,903 SF)
APN
74.20.13.083237
UPID
US46-2849992
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
SERVICE STATION (FULL SERVICE) Current
Est. value
$910,000
RESTAURANT
Est. value
$955,000
AUTO REPAIR, GARAGE
Est. value
$875,000
COMMERCIAL (GENERAL)
Est. value
$780,000
MEDICAL BUILDING
Est. value
$775,000
SERVICE STATION (FULL SERVICE) Current
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
2017
Heating
FORCED AIR
Cooling
Yes
Lot
3.6 ac
Current owner
From public records · entity-resolved
Core Valleyhigh Dev LLC
Entity
Free & Clear · 0 yrs held
Mailing address
1626 OAK ST, LA CROSSE, WI 54603-2308
Ownership since
2025
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
Nov 21, 2025
$637,415
Core Valleyhigh Dev LLC
Kwik Trip INC
Deed
—
Oct 21, 2025
$638,812
Superior Drive Partners LLC
Kwik Trip INC
Warranty Deed
—
Jun 4, 2018
$2,378,376
Kcjd LLC
Northwest Investments Of La Crose
Limited Warranty Deed
—
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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