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Property profile & analytics
OFF-MARKET
Estimated value
$545,000
Medical Office Space
491 University W Ave, Saint Paul, MN 55103-1936
Individually Owned
15-yr Hold
Free & Clear
Property ID
US46-0718031
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL CLINIC
Year built
1978
Total area
4,966 SF
Lot
0.66 ac (28,662 SF)
Zoning code
M
APN
36-29-23-24-0214
UPID
US46-0718031
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
$330k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$666k
Blend (final)
Blend
$545k
Owner & transaction history
Pase Lor · 15 yrs held
Pase Lor
since 2011
7 recorded transactions
Zoning & alternative use
M · Saint Paul, MN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$835,000
+13.9%
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
$330,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$730,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$835,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$545k
Range $491k – $600k · ±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
$110 / 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
$24,654
Tax year 2023
Assessed value
$772,300
Assessed 2023
Previous assessed
$708,500
+9.0% YoY
Effective rate
3.19%
On assessed value
Assessed land
$707,500
Assessed improvement
$64,800
Land market value
$707,500
Improvement market value
$64,800
Total market value
$772,300
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
Medical Office Space
Use group
MEDICAL CLINIC
Status
Off-Market
Year built
1978
Heating
STEAM
Buildings
2
Total area
4,966 SF
Lot
0.66 ac (28,662 SF)
Zoning code
M
APN
36-29-23-24-0214
UPID
US46-0718031
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
MEDICAL BUILDING Current
Est. value
$730,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$835,000
MEDICAL BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
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
1978
Heating
STEAM
Buildings
2
Lot
0.66 ac
Current owner
From public records · entity-resolved
Pase Lor
Individual
Free & Clear · 15 yrs held
Mailing address
491 UNIVERSITY AVE W, SAINT PAUL, MN 55103-1936
Mailing matches property
Yes
Owner-occupied
Yes
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
May 20, 2011
$500
Pase Lor
West Side Cmnty Health Svcs In
Grant Deed
related
—
Jun 27, 2006
$1,300,000
Pase Lor
West Side Community Health Svc
Warranty Deed
—
Dec 29, 2003
$793,973
West Side Community Health Svc
Model Cities Of Saint Paul INC
Grant Deed
—
—
—
Model Cities Of Saint Paul
—
Deed Of Trust
related
$100,000 · Western Fsb
—
—
Model Cities St Paul INC
—
Deed Of Trust
related
$774,000 · Western Fsb
—
—
Model Cities Of Saint Paul
—
Deed Of Trust
related
$774,000 · Western Fsb
—
—
Model Cities St Paul INC
—
Deed Of Trust
related
$100,000 · Western Fsb
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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