Entity Owned 
For Lease
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54 Moreland Ave E, West Saint Paul, MN 55118
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Property summary
AI-generated overview
The property includes approximately 1,000 square feet of office space arranged with five private offices and potential shared access to a larger group training room. It also provides the option for outdoor storage consisting of up to approximately 4,600 square feet within a fenced and secured yard, with individual storage spaces measuring about 10 feet by 40 feet. The office and yard are located in a central area, about one block from the amenities along Robert Street, providing convenient access to nearby services.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1956
Construction
CONCRETE
Total area
6,800 SF
Lot
0.35 ac (15,246 SF)
APN
42-01700-58-071
UPID
US46-0755399
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
-
Construction Company
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.15M
CAP Approach
CAP
$1.39M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.15M
Owner & transaction history
since 2024
Last sale
$1.2M
2 recorded transactions
Zoning & alternative use
Top alternative use upside
Restaurant
$1.4M
+92.8%
Auto repair, garage
$1.4M
+85.1%
Neighborhood: shopping center
$1.1M
+53.3%
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 4 comparables with addresses
7 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.15M
Value range
$1.04M – $1.27M
±10% around blend
Estimated value / SF
$169 / SF
Confidence
Low
4 county-verified comps
Property data
75
Market benchmarks
67
Comparable evidence
40
$1.04M
blend $1.15M
$1.27M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
6,800 SF
Lot area
0.35 ac
Year built
1956
APN
42-01700-58-071
Assessed value
$415,900
Annual tax
$11,508
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.39M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.50M
@ 6.5% CAP return
$1.39M
@ 7% CAP return
$1.29M
4
Sales comparison
Partial preview
Sales approach indication
$900k
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.8 mi away · 6,952 SF
13.4 mi away · 6,264 SF
13.5 mi away · 8,200 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.15M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 196 sales
$109
+54%
County 160 sales
$121
+40%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $169/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+93%
vs current-use indication
Auto Repair, Garage
Neighborhood: Shopping Center
Medical Building
Warehouse, Storage
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
Not available
Operating expenses
Modeled
Market rent
Not available
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
7.80%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.80%
9.0%
NOI (est.)
$81k *
Last sale · Jan 2024
$1.15M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.03M
Move the market yield to see immediate price impact.
Value / SF
$152
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
7.30%7.80%8.30%
$72k
$992k
$929k
$873k
$81k
$1.10M
$1.03M
$970k
$89k
$1.21M
$1.14M
$1.07M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$450k
3.2 mi · Dec 2025 · $77/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$11,508
Tax year 2022
Assessed value
$415,900
Assessed 2022
Previous assessed
$415,900
+0.0% YoY
Effective rate
2.77%
On assessed value
Assessed land
$127,400
Assessed improvement
$288,500
Land market value
$127,400
Improvement market value
$288,500
Total market value
$415,900
Applied tax rate
42.0000
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 buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1956
Construction
CONCRETE
Heating
NONE
Bathrooms
3
Total area
6,800 SF
Lot
0.35 ac (15,246 SF)
APN
42-01700-58-071
UPID
US46-0755399
Jurisdiction
DAKOTA
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
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
1956
Construction
CONCRETE
Heating
NONE
Bathrooms
3
Lot
0.35 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
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.
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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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