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Property profile & analytics
FOR LEASE
Office buildings
54 Moreland Ave E West St Paul, MN 55118
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US46-0755399
For Lease
1 / 3
$15 SF/Yr
54 Moreland Ave E, West St Paul, MN 55118
View Listing →
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
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
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
R & J Properties LLC · 2 yrs held
R & J Properties LLC
since 2024
Last sale
$1.2M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.4M
+92.8%
Auto repair, garage
$1.4M
+85.1%
Neighborhood: shopping center
$1.1M
+53.3%
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 West St Paul submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West St 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
$1,150,000
ML approach
$1,150,000
CAP Approach
CAP Return
Estimation
6%
$1,500,000
6.5%
$1,385,000
7%
$1,285,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$745,000
Current use
RESTAURANT
$1,435,000
Change: +93% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,380,000
Change: +85% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,140,000
Change: +53% · Conversion: Difficult
MEDICAL BUILDING
$1,000,000
Change: +35% · Conversion: Easy
WAREHOUSE, STORAGE
$785,000
Change: +5% · Conversion: Difficult
RETAIL STORES
$695,000
Change: -7% · Conversion: Moderate
Blend value · Realmo final
$1.15M
Range $1.04M – $1.27M · ±10% · vs last sale $1.15M (Jan 17 2024)
Last sale anchor
$1.15M
Jan 17 2024
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
$169 / 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 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
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
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
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$745,000
RESTAURANT
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$1.0M
WAREHOUSE, STORAGE
Est. value
$785,000
RETAIL STORES
Est. value
$695,000
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
WAREHOUSE, STORAGE
RETAIL STORES
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
1956
Construction
CONCRETE
Heating
NONE
Bathrooms
3
Lot
0.35 ac
Current owner
From public records · entity-resolved
R & J Properties LLC
Entity
Mailing address
1549 LIVINGSTON AVE STE #105, WEST ST PAUL, MN 55118-3420
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 17, 2024
$1,150,000
R & J Properties LLC
T & L Investments LLC
Contract Sale
$1,035,000 · Not Available
Jan 13, 2016
—
T & L Invs
T & L Invs
Quit Claim Deed
related
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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