890 Payne Ave Saint Paul, MN 55130
Investment properties
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Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
For Sale
1 / 18
Contact for pricing
890 Payne Ave, Saint Paul, MN 55130
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Estimated value (blended)
$240k
Range $216k – $264k (±10%)
Property ID
US46-1118646
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1888
Construction
WOOD FRAME
Total area
5,970 SF
Lot
0.06 ac (2,396 SF)
Zoning code
M
APN
29-29-22-42-0146
UPID
US46-1118646
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$170k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$240k
Owner & transaction history
since 2020
6 recorded transactions
Zoning & alternative use
M · Saint Paul, MN
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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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 7 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$240k
Value range
$216k – $264k
±10% around blend
Estimated value / SF
$40 / SF
Confidence
High
7 county-verified comps
Property data
75
Market benchmarks
67
Comparable evidence
70
Income certainty
100
$216k
blend $240k
$264k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,970 SF
Lot area
0.06 ac
Year built
1888
APN
29-29-22-42-0146
Assessed value
$377,900
Annual tax
$8,856
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$8,856
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$376k
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.1 mi away · 5,236 SF
7.5 mi away · 7,551 SF
7.7 mi away · 4,360 SF
8.3 mi away · 6,552 SF
9.9 mi away · 4,412 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$240k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 197 sales
$76
-47%
County 172 sales
$72
-44%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $40/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
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
Market benchmark
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
11.24%
Selected cap rate for this investment properties
Derived from the Saint Paul market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 11.24%
9.0%
NOI (est.)
$63k *
* 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$560k
Move the market yield to see immediate price impact.
Value / SF
$94
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
10.74%11.24%11.74%
$57k
$528k
$504k
$483k
$63k
$586k
$560k
$536k
$69k
$645k
$616k
$590k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$170k
0.6 mi · Feb 2026 · $38/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$8,856
Tax year 2023
Assessed value
$377,900
Assessed 2023
Previous assessed
$389,300
-2.9% YoY
Effective rate
2.34%
On assessed value
Assessed land
$19,300
Assessed improvement
$358,600
Land market value
$19,300
Improvement market value
$358,600
Total market value
$377,900
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
1888
Construction
WOOD FRAME
Heating
NONE
Cooling
NONE
Units
4
Total area
5,970 SF
Lot
0.06 ac (2,396 SF)
Zoning code
M
APN
29-29-22-42-0146
UPID
US46-1118646
Jurisdiction
RAMSEY
Zoning & alternative use
M · Saint Paul, MNZoning M · permitted uses
M · Saint Paul, MN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1888
Construction
WOOD FRAME
Heating
NONE
Cooling
Yes
Units
4
Lot
0.06 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
M
Jurisdiction
Saint Paul, MN
Recorded code
M
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for M in Saint Paul, MN.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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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.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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