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Property profile & analytics
OFF-MARKET
Estimated value
$4,590,000
Warehouses
5931 Bandel NW Rd, Rochester, MN 55901-8789
Entity Owned
3-yr Hold
Free & Clear
Property ID
US46-1725218
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2018
Total area
29,200 SF
Lot
1.43 ac (62,117 SF)
APN
74.09.31.026096
UPID
US46-1725218
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
Current use
Occupant on record · Public records
-
ETS Performance Rochester Gym & Fitness Center
-
VAL-U-BLINDS Interior Design Home Decor Store
-
Built Strong Exteriors LLC Roofing Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.48M
CAP Approach
CAP
$3.55M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.59M
Owner & transaction history
Fss Rochester Safeway Storage LLC · 3 yrs held
Fss Rochester Safeway Storage LLC
since 2022
Last sale
$4.7M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.1M
+70.7%
Retail stores
$4.7M
+56.6%
Commercial (general)
$4.6M
+54.1%
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 Rochester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rochester 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
$4,440,000
ML approach
$4,480,000
CAP Approach
CAP Return
Estimation
6%
$3,845,000
6.5%
$3,545,000
7%
$3,295,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,995,000
Current use
RESTAURANT
$5,110,000
Change: +71% · Conversion: Difficult
RETAIL STORES
$4,690,000
Change: +57% · Conversion: Moderate
COMMERCIAL (GENERAL)
$4,615,000
Change: +54% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,615,000
Change: +54% · Conversion: Easy
OFFICE BUILDING
$4,575,000
Change: +53% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,825,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$4.59M
Range $4.13M – $5.05M · ±10% · vs last sale $4.72M (Dec 20 2022)
Last sale anchor
$4.72M
Dec 20 2022
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
$157 / 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
$49,480
Tax year 2023
Assessed value
$1,307,700
Assessed 2021
Previous assessed
$1,307,700
+0.0% YoY
Effective rate
3.78%
On assessed value
Assessed land
$310,500
Assessed improvement
$997,200
Land market value
$310,500
Improvement market value
$997,200
Total market value
$1,307,700
Applied tax rate
2,303.0000
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2018
Heating
FORCED AIR
Cooling
CENTRAL
Total area
29,200 SF
Lot
1.43 ac (62,117 SF)
APN
74.09.31.026096
UPID
US46-1725218
Jurisdiction
OLMSTED
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
WAREHOUSE, STORAGE Current
Est. value
$3.0M
RESTAURANT
Est. value
$5.1M
RETAIL STORES
Est. value
$4.7M
COMMERCIAL (GENERAL)
Est. value
$4.6M
AUTO REPAIR, GARAGE
Est. value
$4.6M
OFFICE BUILDING
Est. value
$4.6M
INDUSTRIAL (GENERAL)
Est. value
$2.8M
WAREHOUSE, STORAGE Current
RESTAURANT
RETAIL STORES
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE BUILDING
INDUSTRIAL (GENERAL)
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
2018
Heating
FORCED AIR
Cooling
Yes
Lot
1.43 ac
Current owner
From public records · entity-resolved
Fss Rochester Safeway Storage LLC
Entity
Free & Clear · 3 yrs held
Mailing address
3255 43RD ST S, FARGO, ND 58104-8699
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 20, 2022
$4,722,452
Fss Rochester Safeway Storage LLC
Partner Storage LLC
Limited Warranty Deed
—
Aug 7, 2017
—
Oartner Storage LLC
—
Deed
related
$3,520,000 · West Bank
Jul 29, 2016
$390,000
Partner Storage LLC
Mkaf LLC
Warranty Deed
$250,000 · Home Federal Savings Bank
Mar 6, 2014
$340,000
Mkaf LLC
Bruce E Ryan
Warranty Deed
—
Nov 6, 2007
$250,000
Bruce E Ryan
Rochester Amish Store Properties Ll
Corporation Deed
—
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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