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Property profile & analytics
OFF-MARKET
Estimated value
$1,230,000
Showrooms
496 Farwell Ave, South Saint Paul, MN 55075-2427
Entity Owned
5-yr Hold
Free & Clear
Property ID
US46-3255234
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1969
Construction
STEEL FRAME
Total area
14,400 SF
Lot
2.98 ac (129,809 SF)
Zoning code
R
APN
36-02700-80-034
UPID
US46-3255234
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
$1.19M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$978k
Blend (final)
Blend
$1.23M
Owner & transaction history
Farwell Properties LLC · 5 yrs held
Farwell Properties LLC
since 2021
Last sale
$1.3M
6 recorded transactions
Zoning & alternative use
R · South Saint Paul, MN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.3M
+6.5%
Apartment house (5+ units)
$1.2M
+2.7%
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 South Saint Paul submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South 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
$1,220,000
ML approach
$1,185,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,195,000
Current use
OFFICE BUILDING
$1,275,000
Change: +7% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,230,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$1.23M
Range $1.11M – $1.35M · ±10% · vs last sale $1.26M (Feb 9 2021)
Last sale anchor
$1.26M
Feb 9 2021
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
$85 / 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
$36,206
Tax year 2023
Assessed value
$1,141,000
Assessed 2022
Previous assessed
$1,141,000
+0.0% YoY
Effective rate
3.17%
On assessed value
Assessed land
$450,700
Assessed improvement
$690,300
Land market value
$450,700
Improvement market value
$690,300
Total market value
$1,141,000
Applied tax rate
36.0000
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1969
Construction
STEEL FRAME
Heating
NONE
Bathrooms
2
Total area
14,400 SF
Lot
2.98 ac (129,809 SF)
Zoning code
R
APN
36-02700-80-034
UPID
US46-3255234
Jurisdiction
DAKOTA
Zoning & alternative use
R · South Saint Paul, MN
Zoning R · permitted uses
R · South Saint Paul, MN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Saint Paul. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.2M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1969
Construction
STEEL FRAME
Heating
NONE
Bathrooms
2
Lot
2.98 ac
Current owner
From public records · entity-resolved
Farwell Properties LLC
Entity
Free & Clear · 5 yrs held
Mailing address
496 FARWELL AVE, SOUTH SAINT PAUL, MN 55075-2427
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 9, 2021
—
Farwell Properties LLC
Randall J Callies
Quit Claim Deed
related
—
Mar 22, 2007
$2,700
Randall J Callies
Cpe Exchange 27321 LLC
Warranty Deed
related
—
Oct 17, 2006
$1,260,000
Cpe Exchange 27321 LLC
496 Farwell LLC
Warranty Deed
—
Aug 11, 2006
$666,000
496 Farwell LLC
Bennett,joel & Constance
Warranty Deed
$600,000 · Bridgewater Bank
Apr 17, 2006
$666,000
496 Farwell LLC
Bennett,joel & Constance
Grant Deed
—
Apr 17, 2006
$143,193
Joel D Bennett
Oswood,robert & Mary J
Warranty Deed
$146,500 · Main Street 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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