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Property profile & analytics
OFF-MARKET
Estimated value
$855,000
Office buildings
101 22nd St Lombard, IL 60148-4993
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US28-1114370
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2004
Total area
7,461 SF
Lot
2.66 ac (115,870 SF)
Zoning code
C
APN
06-30-208-023
UPID
US28-1114370
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
$800k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.01M
Blend (final)
Blend
$855k
Owner & transaction history
Tab Group LLC · 1 yrs held
Tab Group LLC
since 2025
Last sale
$778,500
7 recorded transactions
Zoning & alternative use
C · Lombard, IL
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 Lombard submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lombard 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
$905,000
ML approach
$800,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,055,000
Current use
RETAIL STORES
$1,045,000
Change: -1% · Conversion: Moderate
Blend value · Realmo final
$855k
Range $770k – $941k · ±10% · vs last sale $779k (Apr 18 2022)
Last sale anchor
$779k
Apr 18 2022
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
$115 / 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
$25,389
Tax year 2023
Assessed value
$315,730
Assessed 2023
Previous assessed
$300,470
+5.1% YoY
Effective rate
8.04%
On assessed value
Assessed land
$70,380
Assessed improvement
$245,350
Land market value
$211,140
Improvement market value
$736,050
Total market value
$947,190
Applied tax rate
6,011.0000
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 buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2004
Heating
NONE
Total area
7,461 SF
Lot
2.66 ac (115,870 SF)
Zoning code
C
APN
06-30-208-023
UPID
US28-1114370
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
C · Lombard, IL
Zoning C · permitted uses
C · Lombard, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lombard. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.1M
RETAIL STORES
Est. value
$1.0M
OFFICE BUILDING Current
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
2004
Heating
NONE
Lot
2.66 ac
Current owner
From public records · entity-resolved
Tab Group LLC
Entity
Mailing address
101 W 22ND ST STE #207, LOMBARD, IL 60148-4989
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 18, 2025
$300,000
Tab Group LLC
Islamic Medical Assn Of North Ameri
Warranty Deed
$255,000 · Us Bank NA
Jan 26, 2024
$235,000
101w 22 LLC
Islamic Medical Assn Of North Ameri
Warranty Deed
$176,250 · Old National Bank
Apr 3, 2023
$230,000
Acosta Enterprises Ltd
D & K Partners LLC
Warranty Deed
—
Mar 20, 2023
$375,000
Gaba INC
Bz Lombard LLC
Warranty Deed
—
Jan 17, 2023
—
Ajinder S Sandhu
—
Deed
related
$127,500 · Peoples Bank
Oct 27, 2022
—
Brian D Ruxton
Brian D Ruxton
Deed
related
—
May 3, 2022
—
Islamic Medical Assn Of North Ameri
Park Place Enterprises LLC
Deed
related
—
Apr 18, 2022
—
Stephen E Caboor
Stephen E Caboor
Intrafamily Transfer
related
—
Jan 21, 2022
$60,000
Paul J Garrett
Michael J Fornero
Quitclaim Deed
related
—
Dec 29, 2020
$38,000
Garrett,paul J Living Trust
Darrell S Buchwald
Quitclaim Deed
related
—
Jan 3, 2020
—
Ajinder Sandhu
Dhanwant Singh
Deed
related
$88,071 · Oxford Bank & Trust
Jun 18, 2019
—
101 W 22nd St Partners LLC
—
Deed
related
$149,166 · Schaumburg Bk&tr Co NA
Feb 5, 2018
—
Jmb Real Estate Investments LLC
—
Deed
related
$200,000 · Us Bank NA
Jun 16, 2017
—
Garrett,paul J Living Trust
—
Deed
related
$252,581 · Pnc Bk
May 23, 2017
$188,000
Islamic Medical Assn Of North Ame
J T M S LLC
Warranty Deed
—
Nov 14, 2016
—
John,c Kohler Trust
—
Deed
related
$285,305 · Wheaton Bk&tr
Oct 20, 2015
—
Catalano,g & M L Living Trust
Catalano,gerald
Quit Claim Deed
related
—
Oct 18, 2007
$778,500
Gerald Catalano
Park Place Enterprises LLC
Warranty Deed
$1,300,000 · National City Bank
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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