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    7455 W Irving Park Rd Chicago, IL 60634

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    For Sale
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    High-visibility corner lot with development potential in Belmont Heights/Dunning.

    Lot size:
    6,250.00 Acres

    Property Features for 7455 W Irving Park Rd

    General Information

    Standard status
    Active
    Zoning
    COMMR
    Lot size
    6,250.00 Acres

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    Listing Contact
    Thoma Panos
    Source: Crexi

    Listing Agency: Pearson Realty Group Listing Agent: Thoma Panos

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Corner Development Site in Chicago

    This 0.16-acre corner development site offers significant potential in Chicago's Belmont Heights/Dunning area. The property, measuring 50' x 125' (6,250 SF), is located on a high-visibility, signalized-adjacent corner. It features 50 feet of frontage on Irving Park Road, a major Northwest Side thoroughfare with traffic exceeding 18,000 vehicles per day. Zoned C1-2 (Neighborhood Commercial), the site allows for a range of uses, including retail, professional office, or medical facilities. There is potential for multi-story mixed-use development with residential units above ground-floor commercial space. The property includes a fully renovated (2024) 4,055 SF freestanding structure, currently configured as a turnkey restaurant with an apartment unit above. A dedicated 15-car side parking lot provides immediate utility or income potential. Located in Jefferson Township (Area 8017) within Chicago School District 299, the property is situated near the Harlem-Irving Plaza (HIP). The surrounding neighborhood features dense, high-income residential demographics with a median household income exceeding $92,000. The location offers convenient access to the I-90/294 O'Hare corridor and heavy commuter bus transit, making it suitable for national retailers or local developers seeking exposure on Chicago's Northwest Side.
    Location Intelligence

    Current Use by Public Records

    Bije's Pizza Restaurant Pro Shop Pizza ... Restaurant

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Chicago
    County
    Cook
    State
    Illinois
    Longitude
    -87.8143646
    Latitude
    41.9523446

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    FAQs

    What type of property is this?
    Commercial land - High-visibility corner lot with development potential in Belmont Heights/Dunning.
    Where is this commercial land located?
    The property is located at 7455 W Irving Park Rd Chicago, IL.
    What are key features of this property?
    This property features: - Prime 6,250 SF corner development site in a high-visibility location on Irving Park Road.; - Zoned C1-2, offering broad flexibility for retail, office, medical, or mixed-use development.; - Includes a fully renovated (2024) 4,055 SF freestanding structure with a turnkey restaurant and apartment unit.
    Request Owner's contact information
    7455 W Irving Park Rd Chicago, IL 60634
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    Chicago, IL 60634
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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
    7455 W Irving Park Rd Chicago, IL 60634
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    Listing Contact
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    Real Estate License ID: 1015118
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