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Property profile & analytics
OFF-MARKET
Estimated value
$1,105,000
Office Spaces
910 Sibley Memorial Hwy, Mendota Heights, MN 55118-1708
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US46-0701593
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1990
Construction
CONCRETE
Total area
6,616 SF
Lot
1.42 ac (61,855 SF)
Zoning code
R
APN
27-64251-01-030
UPID
US46-0701593
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
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.35M
Comparable Approach
Comparable
$1.11M
Blend (final)
Blend
$1.11M
Owner & transaction history
Vci-southridge LLC · 6 yrs held
Vci-southridge LLC
since 2020
2 recorded transactions
Zoning & alternative use
R · Mendota Heights, MN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.4M
+92.8%
Auto repair, garage
$1.3M
+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 Mendota Heights submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mendota Heights 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,460,000
6.5%
$1,345,000
7%
$1,250,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$725,000
Current use
RESTAURANT
$1,395,000
Change: +93% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,340,000
Change: +85% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,110,000
Change: +53% · Conversion: Difficult
MEDICAL BUILDING
$975,000
Change: +35% · Conversion: Easy
WAREHOUSE, STORAGE
$760,000
Change: +5% · Conversion: Difficult
RETAIL STORES
$675,000
Change: -7% · Conversion: Moderate
Blend value · Realmo final
$1.11M
Range $995k – $1.22M · ±10%
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
$167 / 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
$28,004
Tax year 2023
Assessed value
$1,092,500
Assessed 2022
Previous assessed
$1,056,100
+3.4% YoY
Effective rate
2.56%
On assessed value
Assessed land
$388,500
Assessed improvement
$704,000
Land market value
$388,500
Improvement market value
$704,000
Total market value
$1,092,500
Applied tax rate
27.0000
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 Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1990
Construction
CONCRETE
Heating
NONE
Bathrooms
3
Total area
6,616 SF
Lot
1.42 ac (61,855 SF)
Zoning code
R
APN
27-64251-01-030
UPID
US46-0701593
Jurisdiction
DAKOTA
Zoning & alternative use
R · Mendota Heights, MN
Zoning R · permitted uses
R · Mendota Heights, MN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Mendota Heights. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$725,000
RESTAURANT
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$975,000
WAREHOUSE, STORAGE
Est. value
$760,000
RETAIL STORES
Est. value
$675,000
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
1990
Construction
CONCRETE
Heating
NONE
Bathrooms
3
Lot
1.42 ac
Current owner
From public records · entity-resolved
Vci-southridge LLC
Entity
Free & Clear · 6 yrs held
Mailing address
570 ASBURY ST STE #107, SAINT PAUL, MN 55104-1852
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Feb 5, 2020
$3,774,000
Vci-southridge LLC
Southridge Buisness Center LLC
Grant Deed
related
—
Dec 15, 2014
$902,251
Smp Ventures LLC
Cdi St Paul General INC
Warranty Deed
$847,500 · Merchants Bank NA
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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