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Property profile & analytics
OFF-MARKET
Retail residential properties
448 Robert S St Saint Paul, MN 55107-2218
Individually Owned
14-yr Hold
Absentee Owner
Free & Clear
Property ID
US46-0216608
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1956
Total area
424 SF
Lot
0.1 ac (4,487 SF)
Zoning code
L
APN
08-28-22-21-0090
UPID
US46-0216608
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
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Humberto Alarcon · 14 yrs held
Humberto Alarcon
since 2011
7 recorded transactions
Zoning & alternative use
L · Saint Paul, MN
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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$1,506
Tax year 2023
Assessed value
$64,100
Assessed 2023
Previous assessed
$60,600
+5.8% YoY
Effective rate
2.35%
On assessed value
Assessed land
$31,500
Assessed improvement
$32,600
Land market value
$31,500
Improvement market value
$32,600
Total market value
$64,100
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
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 residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1956
Heating
YES
Cooling
WINDOW A/C
Total area
424 SF
Lot
0.1 ac (4,487 SF)
Zoning code
L
APN
08-28-22-21-0090
UPID
US46-0216608
Jurisdiction
RAMSEY
Zoning & alternative use
L · Saint Paul, MN
Zoning L · permitted uses
L · 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.
Building & site characteristics
From public records
Year built
1956
Heating
YES
Cooling
Yes
Lot
0.1 ac
Current owner
From public records · entity-resolved
Humberto Alarcon
Individual
Free & Clear · 14 yrs held
Mailing address
12030 53RD AVE N, PLYMOUTH, MN 55442-1834
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 23, 2011
$51,000
Humberto Alarcon
Community Resource Bk
Grant Deed
—
Feb 4, 2011
—
Community Resource Bk
Peters,thomas S JR
Quit Claim Deed
related
—
Nov 15, 2000
$60,000
Thomas S Peters
Moberg,myron M & Valerie L
Grant Deed
$40,000 · Community National Bank
—
—
Toms Barber Shop
—
Deed Of Trust
related
$16,220 · Community Resource Bank
—
—
Thomas S Peters JR.
—
Deed Of Trust
related
$15,600 · Community Resource Bank
—
—
Thomas S Peters JR.
—
Deed Of Trust
related
$55,000 · Community National Bank
—
—
Thomas S Peters JR.
—
Deed Of Trust
related
$15,000 · Community Resource 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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