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Property profile & analytics
OFF-MARKET
Estimated value
$740,000
Investment properties
446 University W Ave Saint Paul, MN 55103-1981
Entity Owned
15-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US46-3130779
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1965
Construction
WOOD FRAME
Total area
8,879 SF
Lot
0.11 ac (4,748 SF)
Zoning code
M
APN
36-29-23-31-0028
UPID
US46-3130779
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
$756k
Blend (final)
Blend
$740k
Owner & transaction history
Bv Building LLC · 15 yrs held
Bv Building LLC
since 2011
7 recorded transactions
Zoning & alternative use
M · Saint Paul, MN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.0M
+52.2%
Office building
$970,000
+44.6%
Retail stores
$910,000
+35.0%
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 Saint Paul submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint Paul 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
COMMERCIAL (GENERAL)
$670,000
Current use
WAREHOUSE, STORAGE
$1,025,000
Change: +52% · Conversion: Difficult
OFFICE BUILDING
$970,000
Change: +45% · Conversion: Easy
RETAIL STORES
$910,000
Change: +35% · Conversion: Easy
Blend value · Realmo final
$740k
Range $666k – $814k · ±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
$83 / 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
$17,062
Tax year 2023
Assessed value
$808,000
Assessed 2023
Previous assessed
$580,800
+39.1% YoY
Effective rate
2.11%
On assessed value
Assessed land
$119,600
Assessed improvement
$688,400
Land market value
$119,600
Improvement market value
$688,400
Total market value
$808,000
Applied tax rate
625.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1965
Construction
WOOD FRAME
Heating
STEAM
Buildings
2
Total area
8,879 SF
Lot
0.11 ac (4,748 SF)
Zoning code
M
APN
36-29-23-31-0028
UPID
US46-3130779
Jurisdiction
RAMSEY
Zoning & alternative use
M · Saint Paul, MN
Zoning M · permitted uses
M · Saint Paul, MN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saint Paul. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$670,000
WAREHOUSE, STORAGE
Est. value
$1.0M
OFFICE BUILDING
Est. value
$970,000
RETAIL STORES
Est. value
$910,000
COMMERCIAL (GENERAL) Current
WAREHOUSE, STORAGE
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
1965
Construction
WOOD FRAME
Heating
STEAM
Buildings
2
Lot
0.11 ac
Current owner
From public records · entity-resolved
Bv Building LLC
Entity
Mailing address
448 UNIVERSITY AVE W, SAINT PAUL, MN 55103-1935
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 4, 2024
—
Bv Building LLC
—
Deed
related
$155,000 · Visionbank Of Iowa
Dec 3, 2024
—
Bv Building LLC
—
Deed
related
$155,000 · Vision Bank
Jan 27, 2020
—
Bv Building LLC
—
Deed
related
$780,000 · Visionbank Of Iowa
Nov 21, 2016
—
Bv Building LLC
—
Deed
related
$580,000 · Spire Cu
May 20, 2011
$750,000
Bv Building LLC
City & Cnty Cu
Grant Deed
$375,000 · First National Bank
Aug 14, 2009
$1,000,000
City & Cnty Cu
Sheriff Of Ramsey County
Trustees Deed
related
—
Jul 9, 1999
$175,000
Cheng Heng INC
Frdy Partnership
Trustees Deed
$131,250 · Bank Of St Paul
Mar 22, 1999
$175,000
Cheng-heng INC
Frdy Partnership
Grant Deed
$135,000 · Seller
—
—
Bv Building LLC
—
Deed Of Trust
related
$274,000 · Minnesota Business Finance
—
—
Bv Building LLC
—
Deed Of Trust
related
$780,000 · Vision Bk
—
—
Cheng-heng INC
—
Deed Of Trust
related
$27,050 · Firstar Bank Minnesota NA
—
—
Cheng-heng INC
—
Deed Of Trust
related
$723,000 · University National Bank
—
—
Cheng-heng INC
—
Deed Of Trust
related
$723,000 · University National Bank
—
—
Bv Building LLC
—
Deed Of Trust
related
$580,000 · Spire FCU
—
—
Cheng-heng INC
—
Deed Of Trust
related
$670,000 · City & County Cu
—
—
Bv Building LLC
—
Deed Of Trust
related
$274,000 · Minnesota Business Finance
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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