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Property profile & analytics
OFF-MARKET
Estimated value
$2,300,000
Retail space
4229 Hwy 52nd N, Rochester, MN 55901-4310
Entity Owned
1-yr Hold
Free & Clear
Property ID
US46-1457252
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1992
Total area
10,844 SF
Lot
1.25 ac (54,363 SF)
APN
74.16.43.019350
UPID
US46-1457252
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
-
SalonCentric (Bike/Boat/Book/etc) Store Cosmetic Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.30M
CAP Approach
CAP
$1.88M
Comparable Approach
Comparable
$2.83M
Blend (final)
Blend
$2.30M
Owner & transaction history
4229 W Frontage LLC · 1 yrs held
4229 W Frontage LLC
since 2024
Last sale
$2.3M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.9M
+9.0%
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
$2,300,000
ML approach
$2,300,000
CAP Approach
CAP Return
Estimation
6%
$2,035,000
6.5%
$1,880,000
7%
$1,745,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,740,000
Current use
RESTAURANT
$1,900,000
Change: +9% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,715,000
Change: -2% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,715,000
Change: -2% · Conversion: Difficult
OFFICE BUILDING
$1,700,000
Change: -2% · Conversion: Easy
Blend value · Realmo final
$2.30M
Range $2.07M – $2.53M · ±10% · vs last sale $2.30M (Oct 3 2024)
Last sale anchor
$2.30M
Oct 3 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
$212 / 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
$54,636
Tax year 2023
Assessed value
$1,599,700
Assessed 2021
Previous assessed
$1,599,700
+0.0% YoY
Effective rate
3.42%
On assessed value
Assessed land
$434,800
Assessed improvement
$1,164,900
Land market value
$434,800
Improvement market value
$1,164,900
Total market value
$1,599,700
Applied tax rate
2,303.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1992
Heating
FORCED AIR
Cooling
CENTRAL
Bathrooms
2
Total area
10,844 SF
Lot
1.25 ac (54,363 SF)
APN
74.16.43.019350
UPID
US46-1457252
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
RETAIL STORES Current
Est. value
$1.7M
RESTAURANT
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.7M
RETAIL STORES Current
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE 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
1992
Heating
FORCED AIR
Cooling
Yes
Bathrooms
2
Lot
1.25 ac
Current owner
From public records · entity-resolved
4229 W Frontage LLC
Entity
Free & Clear · 1 yrs held
Mailing address
9940 CHISHOLM TRL HAMEL, HAMEL
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 3, 2024
$2,200,000
4229 W Frontage LLC
Allen Investments LLC
Warranty Deed
—
Oct 3, 2024
$2,300,000
Tw Holdings LLC
4229 W Frontage LLC
Warranty Deed
$1,840,000 · Sterling State Bank
Jul 7, 2022
—
Allen Investments LLC
—
Deed
related
$390,000 · Pine Island Bank
Dec 16, 2021
—
Allen Investments LLC
—
Deed
related
$17,011 · Pine Island Bank
Aug 5, 2021
—
4229 W Frontage LLC
Allen Investments LLC
Contract Sale
$1,280,000 · Allen Investments LLC
Oct 22, 2019
—
Allen Investments LLC
—
Deed
related
$25,000 · Pine Island Bank
Jun 26, 2019
—
Allen Investments LLC
Rochester Executive Suites LLC
Quit Claim Deed
related
—
Aug 28, 2018
$1,600,000
Rochester Executive Suites LLC
Fendy Property Management LLC
Warranty Deed
$1,280,000 · Pine Island Bank
Apr 10, 2018
—
Fendi Property Management LLC
—
Deed
related
—
Aug 8, 2016
$1,330,000
Fendi Property Management LLC
Mod Quad 22 Properties LLC
Warranty Deed
$1,064,000 · Merchants Bank NA
Dec 22, 2006
$1,250,000
Mod Quad 22 Properties LLC
State Farm Mutual Automobile Insura
Limited Warranty Deed
$937,500 · Eastwood Bank
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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