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Property profile & analytics
OFF-MARKET
Estimated value
$1,080,000
Bars & Pubs
432 16th NW Ave, Rochester, MN 55901-1860
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US46-1407995
Property summary
AI-generated overview
This exceptional 0.86-acre commercial and residential lot in Rochester, Minnesota, presents a unique investment opportunity. Located at 432 16th Ave NW, this property boasts a prime location within an established residential neighborhood, yet benefits from proximity to vibrant retail options and high traffic volume (4,950 AADT). Previously occupied by a restaurant, the site is now cleared and ready for development, offering flexibility for various uses, including residential, commercial, or mixed-use projects. The property consists of two parcels, providing additional development options. The MXG zoning allows for a range of possibilities. Nearby amenities include parks, restaurants, and shopping centers, creating a desirable environment for residents and businesses alike. This high-visibility location, with its strong potential for future growth, makes it an ideal investment for those seeking to capitalize on the area's increasing demand. The asking price is $1,200,000, and the APN is 743441003010 and 74.34.41.003168. Don't miss this chance to transform this versatile space into a thriving venture.
Property profile
Verified
Property type
Bars & Pubs
Use group
BAR, TAVERN
Year built
1964
Total area
6,476 SF
Lot
0.71 ac (30,753 SF)
APN
74.34.41.003010
UPID
US46-1407995
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
$1.08M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$882k
Blend (final)
Blend
$1.08M
Owner & transaction history
Bsb Properties LLC · 1 yrs held
Bsb Properties LLC
since 2025
Last sale
$1.2M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$1,035,000
ML approach
$1,080,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,135,000
Current use
RETAIL STORES
$1,040,000
Change: -8% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,025,000
Change: -10% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,025,000
Change: -10% · Conversion: Difficult
OFFICE BUILDING
$1,015,000
Change: -10% · Conversion: Moderate
Blend value · Realmo final
$1.08M
Range $972k – $1.19M · ±10% · vs last sale $1.20M (Jan 29 2025)
Last sale anchor
$1.20M
Jan 29 2025
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
$167 / 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
$32,716
Tax year 2023
Assessed value
$972,300
Assessed 2021
Previous assessed
$972,300
+0.0% YoY
Effective rate
3.36%
On assessed value
Assessed land
$529,400
Assessed improvement
$442,900
Land market value
$529,400
Improvement market value
$442,900
Total market value
$972,300
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
Bars & Pubs
Use group
BAR, TAVERN
Status
Off-Market
Year built
1964
Heating
FORCED AIR
Cooling
CENTRAL
Bathrooms
4
Total area
6,476 SF
Lot
0.71 ac (30,753 SF)
APN
74.34.41.003010
UPID
US46-1407995
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
RESTAURANT Current
Est. value
$1.1M
RETAIL STORES
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$1.0M
OFFICE BUILDING
Est. value
$1.0M
RESTAURANT Current
RETAIL STORES
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
1964
Heating
FORCED AIR
Cooling
Yes
Bathrooms
4
Lot
0.71 ac
Current owner
From public records · entity-resolved
Bsb Properties LLC
Entity
Mailing address
PO BOX 89624, SIOUX FALLS, SD 57109-9624
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 29, 2025
$1,200,000
Bsb Properties LLC
Nas Holdings LLC
Warranty Deed
$1,520,000 · United Prairie Bank
Jan 3, 2023
—
Nas Holdings LLC
Perk 4 LLC
Warranty Deed
—
Feb 22, 2018
$1,875,000
Perk 4 LLC
Jeffrey Dd Roastad A Trust
Deed
$1,533,000 · Premier Bank
Feb 22, 2018
$1,725,000
Jeffrey D Rostad Trust
Ronald J Yanish
Warranty Deed
—
Dec 31, 2012
$1,725,000
Saundra A Yanish
Ronald J Yanish
Contract Sale
—
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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