Entity Owned Property summary
AI-generated overview
The property is a multi-tenant commercial building located on Grand Avenue in St. Paul, situated on a 0.1377-acre lot. It contains two leaseable commercial suites: Suite 102 with 423 square feet and abundant natural light, and Suite 204 with 92 square feet and a private porch or balcony. The building is zoned BC (Business Commercial), supporting uses including office, retail, personal services, and other small-scale commercial activities. The site is positioned on the Grand Avenue corridor amid established retail, dining, and service businesses, in a walkable neighborhood setting.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1910
Construction
WOOD FRAME
Total area
2,637 SF
Lot
0.14 ac (5,968 SF)
Zoning code
L
APN
02-28-23-31-0011
UPID
US46-0004988
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$680k
CAP Approach
CAP
$515k
Comparable Approach
Comparable
$444k
Blend (final)
Blend
$680k
Owner & transaction history
since 2008
Last sale
$680,000
2 recorded transactions
Zoning & alternative use
L · Saint Paul, MN
Top alternative use upside
Auto repair, garage
$535,000
+85.1%
Neighborhood: shopping center
$445,000
+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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 4 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$680k
Value range
$612k – $748k
±10% around blend
Estimated value / SF
$258 / SF
Confidence
Low
4 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
40
$612k
blend $680k
$748k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,637 SF
Lot area
0.14 ac
Year built
1910
APN
02-28-23-31-0011
Zoning
L
Assessed value
$668,100
Annual tax
$21,318
3
Income approach: direct capitalization
Partial preview
Income approach indication
$515k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$555k
@ 6.5% CAP return
$515k
@ 7% CAP return
$475k
4
Sales comparison
Partial preview
Sales approach indication
$529k
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.5 mi away · 2,048 SF
11.3 mi away · 2,688 SF
19.0 mi away · 2,816 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$680k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 196 sales
$109
+136%
County 129 sales
$101
+155%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $258/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+85%
vs current-use indication
Neighborhood: Shopping Center
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
County record
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.
17% off on annual
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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
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
4.90%
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 · 4.90%
9.0%
NOI (est.)
$48k *
Last sale · Jul 2024
$680k
* 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$971k
Move the market yield to see immediate price impact.
Value / SF
$368
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
4.40%4.90%5.40%
$43k
$974k
$874k
$793k
$48k
$1.08M
$971k
$881k
$52k
$1.19M
$1.07M
$970k
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
$699k
6.7 mi · Jan 2026 · $260/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$21,318
Tax year 2023
Assessed value
$668,100
Assessed 2023
Previous assessed
$658,900
+1.4% YoY
Effective rate
3.19%
On assessed value
Assessed land
$180,000
Assessed improvement
$488,100
Land market value
$180,000
Improvement market value
$488,100
Total market value
$668,100
Applied tax rate
625.0000
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
Off-Market
Year built
1910
Construction
WOOD FRAME
Heating
STEAM
Buildings
3
Total area
2,637 SF
Lot
0.14 ac (5,968 SF)
Zoning code
L
APN
02-28-23-31-0011
UPID
US46-0004988
Jurisdiction
RAMSEY
Zoning & alternative use
L · Saint Paul, MNZoning L · permitted uses
L · Saint Paul, MN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
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
1910
Construction
WOOD FRAME
Heating
STEAM
Buildings
3
Lot
0.14 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
L
Jurisdiction
Saint Paul, MN
Recorded code
L
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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