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470 Highway 96 W, Shoreview, MN 55126
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Property summary
AI-generated overview
Harbor Place Office Village, located at 470 Hwy 96 W in Shoreview, Minnesota 55126, offers flexible office space ideal for a variety of businesses. This Class C property features multiple tenancies, with two spaces currently available, ranging from 669 to 1,141 square feet. The building is suitable for executive offices, medical practices, and creative businesses, reflecting its diverse subtype offerings. The minimum divisible space is 669 square feet, providing an excellent option for smaller businesses or those seeking efficient layouts. While the total building square footage is not currently specified, the available units offer a practical and adaptable workspace in a convenient Shoreview location. The address provides easy access to Highway 96 West, ensuring convenient commutes for employees and clients. This property presents a compelling opportunity for businesses seeking a well-situated and versatile office environment in a thriving Minnesota community. Interested parties should inquire for further details regarding lease terms and specific unit availability. The property's diverse suitability makes it an attractive option for a range of professional needs.
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1996
Construction
WOOD FRAME
Total area
11,066 SF
Lot
1.1 ac (47,872 SF)
Zoning code
B
APN
24-30-23-21-0044
UPID
US46-0623681
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Dental Office
-
Counselor
-
Counselor
-
Alternative Medicine Practice
-
Alternative Medicine Practice
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.09M
Owner & transaction history
since 2012
2 recorded transactions
Zoning & alternative use
B · Shoreview, MN
Top alternative use upside
Medical building
$1.6M
+34.6%
Warehouse, storage
$1.3M
+5.2%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 3 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$1.09M
Value range
$981k – $1.20M
±10% around blend
Estimated value / SF
$98 / SF
Confidence
Low
3 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
30
Income certainty
100
$981k
blend $1.09M
$1.20M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
11,066 SF
Lot area
1.1 ac
Year built
1996
APN
24-30-23-21-0044
Zoning
B
Assessed value
$1,326,500
Annual tax
$37,856
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$37,856
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$2.56M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
20.0 mi away · 13,000 SF
23.3 mi away · 8,200 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.09M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 196 sales
$109
-10%
County 129 sales
$101
-3%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $98/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+35%
vs current-use indication
Warehouse, Storage
Office Building · current use
Retail Stores
Apartment House (5+ Units)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$194k
Move the market yield to see immediate price impact.
Value / SF
$17
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$12k
$244k
$174k
$135k
$14k
$271k
$194k
$151k
$15k
$298k
$213k
$166k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$2.65M
16.2 mi · Mar 2026 · $235/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$37,856
Tax year 2023
Assessed value
$1,326,500
Assessed 2023
Previous assessed
$1,186,900
+11.8% YoY
Effective rate
2.85%
On assessed value
Assessed land
$574,600
Assessed improvement
$751,900
Land market value
$574,600
Improvement market value
$751,900
Total market value
$1,326,500
Applied tax rate
621.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
For Lease
Year built
1996
Construction
WOOD FRAME
Heating
STEAM
Buildings
3
Total area
11,066 SF
Lot
1.1 ac (47,872 SF)
Zoning code
B
APN
24-30-23-21-0044
UPID
US46-0623681
Jurisdiction
RAMSEY
Zoning & alternative use
B · Shoreview, MNZoning B · permitted uses
B · Shoreview, MN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1996
Construction
WOOD FRAME
Heating
STEAM
Buildings
3
Lot
1.1 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
B
Jurisdiction
Shoreview, MN
Recorded code
B
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for B in Shoreview, MN.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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