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Property profile & analytics
OFF-MARKET
Estimated value
$2,400,000
Manufacturing properties
Hoyt Lakes, MN 55750
Individually Owned
13-yr Hold
Free & Clear
Property ID
US46-1525189
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2009
Total area
45,304 SF
Lot
39.75 ac (1,731,510 SF)
APN
142-0080-02910
UPID
US46-1525189
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
by Request
CAP Approach
CAP
$2.76M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.40M
Owner & transaction history
Linda B Pollard · 13 yrs held
Linda B Pollard
since 2013
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Hoyt Lakes submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hoyt Lakes 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%
$2,985,000
6.5%
$2,755,000
7%
$2,560,000
Blend value · Realmo final
$2.40M
Range $2.16M – $2.64M · ±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
$53 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$33,892
Tax year 2024
Assessed value
$881,300
Assessed 2022
Previous assessed
$881,700
0.0% YoY
Effective rate
3.85%
On assessed value
Assessed land
$71,600
Assessed improvement
$809,700
Land market value
$71,600
Improvement market value
$809,700
Total market value
$881,300
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2009
Heating
SPACE
Cooling
NONE
Total area
45,304 SF
Lot
39.75 ac (1,731,510 SF)
APN
142-0080-02910
UPID
US46-1525189
Jurisdiction
ST LOUIS
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
2009
Heating
SPACE
Cooling
Yes
Lot
39.75 ac
Current owner
From public records · entity-resolved
Linda B Pollard
Individual
Free & Clear · 13 yrs held
Mailing address
6500 COUNTY RD 666, HOYT LAKES, MN 55750
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 7, 2013
$25,000
Linda B Pollard
Dethlefsen,nancy B & Michael
Quit Claim Deed
related
—
Feb 21, 2007
$22,500
Mesabi Nugget Delaware LLC
Sweeney,b K III & Georgia M
Quit Claim Deed
—
Feb 21, 2007
$60,000
Mesabi Nugget Delaware LLC
Shepard,william M & Jane L
Warranty Deed
—
Feb 21, 2007
$7,500
Mesabi Nugget Delaware LLC
Rapson,william R
Quit Claim Deed
related
—
Feb 21, 2007
$44,751
Mesabi Nugget Delaware LLC
Hardenbergh,george A
Grant Deed
—
Feb 21, 2007
$22,724
Mesabi Nugget Delaware LLC
Hardenbergh George A Trust
Grant Deed
—
Nov 1, 2006
—
James R Bell
Bell W Howard Trust
Quit Claim Deed
—
Sep 13, 2006
—
Edward W Sewell
Sewell,patricia J
Quit Claim Deed
related
—
Jun 15, 2006
—
Douglas Heirs Land Co LLC
Mignella,diane
Quit Claim 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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