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Property profile & analytics
OFF-MARKET
Estimated value
$2,270,000
Investment properties
664 Grand Ave Saint Paul, MN 55105
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US46-0084779
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1928
Construction
WOOD FRAME
Total area
18,395 SF
Lot
0.49 ac (21,432 SF)
Zoning code
L
APN
02-28-23-41-0074
UPID
US46-0084779
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
$2.23M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.45M
Blend (final)
Blend
$2.27M
Owner & transaction history
Crocus LLC · 3 yrs held
Crocus LLC
since 2022
Last sale
$3.0M
4 recorded transactions
Zoning & alternative use
L · Saint Paul, MN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.7M
+167.7%
Neighborhood: shopping center
$3.1M
+121.6%
Medical building
$2.7M
+94.6%
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
$2,125,000
ML approach
$2,230,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,395,000
Current use
AUTO REPAIR, GARAGE
$3,730,000
Change: +168% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,085,000
Change: +122% · Conversion: Difficult
MEDICAL BUILDING
$2,710,000
Change: +95% · Conversion: Easy
WAREHOUSE, STORAGE
$2,120,000
Change: +52% · Conversion: Difficult
OFFICE BUILDING
$2,015,000
Change: +45% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,010,000
Change: +44% · Conversion: Moderate
Blend value · Realmo final
$2.27M
Range $2.04M – $2.50M · ±10% · vs last sale $2.95M (Dec 22 2022)
Last sale anchor
$2.95M
Dec 22 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
$123 / 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
$67,334
Tax year 2023
Assessed value
$2,874,600
Assessed 2023
Previous assessed
$2,318,700
+24.0% YoY
Effective rate
2.34%
On assessed value
Assessed land
$966,000
Assessed improvement
$1,908,600
Land market value
$966,000
Improvement market value
$1,908,600
Total market value
$2,874,600
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
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1928
Construction
WOOD FRAME
Heating
YES
Buildings
2
Total area
18,395 SF
Lot
0.49 ac (21,432 SF)
Zoning code
L
APN
02-28-23-41-0074
UPID
US46-0084779
Jurisdiction
RAMSEY
Zoning & alternative use
L · Saint Paul, MN
Zoning L · permitted uses
L · 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
COMMERCIAL (GENERAL) Current
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$3.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.1M
MEDICAL BUILDING
Est. value
$2.7M
WAREHOUSE, STORAGE
Est. value
$2.1M
OFFICE BUILDING
Est. value
$2.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.0M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1928
Construction
WOOD FRAME
Heating
YES
Buildings
2
Lot
0.49 ac
Current owner
From public records · entity-resolved
Crocus LLC
Entity
Mailing address
22 7TH ST W, SAINT PAUL, MN 55102-2453
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 22, 2022
$2,950,000
Crocus LLC
664 666 Grand LLC
Warranty Deed
$2,030,000 · Sunrise Banks NA
Dec 6, 2001
$1,100,000
664-666 Grand LLC
Mgh Enterprises LLC
Grant Deed
$880,000 · Tcf National Bank
Dec 6, 2001
—
Mgh Enterprises LLC
Huber,michael G
Quit Claim Deed
related
—
—
—
664-666 Grand LLC
—
Deed Of Trust
related
$835,000 · Tcf National 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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