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    2718 Budd St River Grove, IL 60171

    Sponsored
    For Sale
    $1,875,000

    Residential Income, Contemporary - River Grove, IL

    Days on Market:
    49
    Last Refresh:
    Jan 20 at 9:06 am

    Property Features for 2718 Budd St

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Property condition
    New Construction
    Standard status
    Active
    Zoning
    MULTI
    Rooms
    Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5
    Bedrooms
    12
    APN
    12264020260000
    Parking
    11
    Exterior features
    Corner Lot

    Utilities

    Heating system
    Forced Air, Natural Gas

    Building Details

    Year built
    2025
    Roof type
    Flat
    Architectural style
    Contemporary

    We can help!

    Listing Contact
    Karen Biazar
    Karen Biazar

    North Clybourn Group, Inc. (773) 252-0600 [email protected]

    Listing agent Karen Biazar (773) 252-0600 License #471003309

    Listing date Dec 3, 2025

    MLS# 12526706 Listing URL

    Copyright © 2025 Midwest Real Estate Data, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    New Construction Duplex in River Grove

    This is a newly constructed duplex located in River Grove, IL, situated on a double lot. The property features four duplexed units, each with three bedrooms and 2.1 bathrooms. The floor plans are designed to resemble single-family homes, offering a spacious layout. Each unit includes a professional-grade kitchen equipped with shaker cabinetry, a large island, quartz countertops, a backsplash with LED lighting, a pantry, and stainless steel appliances. Wide plank flooring, an elevated fireplace, designer paint and lighting, and a built-in mudroom enhance the interior. The bedrooms are large and feature custom-built walk-in closets. The bathrooms are designed with resort-caliber finishes, including Italian porcelains, double vanities, and oversized walk-in showers with frameless glass, rain shower heads, and handheld sprayers. Each unit also has a side-by-side washer and dryer, solid core doors, and a sprinkler system. Multiple rear decks and dual roof decks are located on the upper level. The property includes a tandem carport and outdoor parking for up to eight cars. It is suitable for various purposes, including investment, 1031 exchange, generational living, or owner-occupancy. The property comes with a 1-year builder warranty.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Realty agency Law Firm Restaurant Spa & Massage Dental Office Hair Salon Nail Salon Clothing Store Building Supply Gym & Fitness

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    River Grove
    County
    Cook
    State
    Illinois
    Longitude
    -87.8335794
    Latitude
    41.9288017

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    FAQs

    What type of property is this?
    Duplex - Brand new duplex with high-end finishes and income potential.
    Where is this duplex located?
    The property is located at 2718 Budd St River Grove, IL.
    What is the asking price?
    The asking price for this property is $1,875,000.
    What are key features of this property?
    This property features: - Excellent 7.8 CAP Rate with Proforma Income of $175,500; - Brand New Construction (2025) with 1-Year Builder Warranty; - Double Lot with Wide Expansive Side-by-Side Duplexes
    (773) 645-7900
    Request Owner's contact information
    2718 Budd St River Grove, IL 60171
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    River Grove, IL 60171
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    2718 Budd St River Grove, IL 60171
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    We can help!
    Listing Contact
    Karen Biazar
    Karen Biazar
    Real Estate License ID: 471003309
    (773) 645-7900
    Learn more
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