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    7756 Madison St River Forest, IL 60305-2058

    • Retail space
    • 0.47 lot acres
    OFF-MARKET
    Last Sale
    May 06, 2025
    $846,000
    Value Estimations
    $930,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US28-2261061
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • In & Out Fitness Inc / Personal Trainer
    • Puffs Discount / Discount Store / Lottery Retailer
    • Diamond In the Ruff / Pet Groomer
    • Dr. Sam Giarratano / Chiropractor
    • Promise of Growth / Association / Organization

    Property Details for 7756 Madison St

    Year built
    1984
    Lot size
    0.47 lot acres
    Property type
    Retail space
    APN
    15-12-320-039
    APU
    1512320039

    Description

    This single-story, 8,640 square foot retail plaza in River Forest, IL (Cook County, zip code 60305), offers multiple suites for lease, ranging from 500 to 1,000 contiguous square feet. Located at 7756 Madison St, this 0.48-acre property, built in 1985, is zoned C and features nine total suites. Its prime location provides excellent visibility and accessibility, situated near the Forest Park Blue Line and River Forest Metra stations, and with convenient access to I-290 via Des Plaines Avenue. The property benefits from its proximity to the vibrant Oak Park shopping and dining district (1.5 miles southwest) and two universities (Dominican and Concordia) with a combined student population of approximately 8,200. Current tenants include established businesses. Spaces are available in approximately 90-120 days. Note that existing conditions and precise square footage are to be determined.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $930,000
      ML approach
      $940,000

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    River Forest
    County
    Cook
    State
    Illinois
    Longitude
    -87.8181
    Latitude
    41.8796
    CBSA code
    16980
    CBSA name
    CHICAGO-NAPERVILLE-JOLIET, IL-IN-WI METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2022
    $61,014
    $127,343
    $61,599
    $188,942
    -
    $509,372
    $246,396
    $755,768

    Comparable in this City

    • Value Estimation
      $305,000
      0.10 Acres

      7329 Nn Ave

      RETAIL STORES (PERSONAL SERVICES) • 0.10 Acres
      7329 Nn Ave, River Forest, IL 60305-1220
      View Details
    • Value Estimation
      $290,000
      4,956 SF

      344 Lathrop Ave

      RETAIL STORES (PERSONAL SERVICES) • 4,956 SF
      344 Lathrop Ave, River Forest, IL 60305-2122
      View Details
    • Value Estimation
      $290,000
      0.43 Acres

      7920 Madison St

      RETAIL STORES (PERSONAL SERVICES) • 0.43 Acres
      7920 Madison St, River Forest, IL 60305
      View Details
    • Value Estimation
      $315,000
      1.36 Acres

      7251 Lk St

      RETAIL STORES (PERSONAL SERVICES) • 1.36 Acres
      7251 Lk St, River Forest, IL 60305-2238
      View Details
    • Value Estimation
      $355,000
      0.25 Acres

      7629 Lk St

      STORE, RETAIL OUTLET • 0.25 Acres
      7629 Lk St, River Forest, IL 60305-1830
      View Details
    • Value Estimation
      $300,000
      0.09 Acres

      7311 Nn Ave

      RETAIL STORES (PERSONAL SERVICES) • 0.09 Acres
      7311 Nn Ave, River Forest, IL 60305-1220
      View Details

    Similar Nearby for Sale

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      River Forest Retail/Office Suites Available

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    Similar Nearby for Lease

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      Prime location, multiple suites available
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    • Contact for pricing
      4,042 SF

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      Retail space near CTA and Metra stations with planned residential growth.
      7231 Lake St, River Forest, IL 60305
      View Details
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    River Forest, IL 60305-2058
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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
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