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    Property profile & analytics

    8347 Grand Ave River Grove, IL 60171-1434

    • Retail space
    • 0.07 lot acres
    OFF-MARKET
    Last Sale
    May 19, 2021
    $500,000
    Value Estimations
    $480,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US28-0309331
    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

    • Sama - Taproom & Kitchen / Bar
    • Tipsy Goat Bar & Grill / Bar / Bar & Grill

    Property Details for 8347 Grand Ave

    Year built
    1926
    Lot size
    0.07 lot acres
    Property type
    Retail space
    APN
    12-26-409-003
    APU
    1226409003

    Description

    This 2,820 square foot free-standing restaurant building, situated on a 0.07-acre lot in River Grove, Illinois (APN: 12-26-409-003-0000), presents a unique investment opportunity. Built in 1950 and renovated in 2020, the property boasts a newly remodeled storefront and is zoned C2. The single-story building features an open floor plan with 10-foot ceilings, a large bar with 16 tap lines and seating for 12, and a functional kitchen equipped with a 12-foot hood. All furniture, fixtures, and equipment (FF&E) are included, along with five gaming machines, providing an additional revenue stream. The rear parking area offers potential for patio seating expansion, complemented by an adjacent free public parking lot. The property's location on heavily traveled Grand Avenue, near a Starbucks with a drive-thru, Franklin Park, and Triton College, ensures high visibility and accessibility. The 0.93 FAR allows for potential redevelopment. This prime location is ideal for restaurant/bar operators and investors seeking a turn-key operation or a redevelopment project in a thriving area with convenient access to major roadways and public transportation.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Estimation
      $495,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $425,000
      6.5%
      $380,000
      7%
      $410,000

    • Comparable approach

      Method
      Estimation
      Relative Method
      $375,000
      Geo Method
      $435,000

    • Alternative Use

      Use
      Estimation
      Distribution
      $390,000
      Retail
      $340,000
      Mixed-Use
      $380,000
      Hospitality
      $455,000
      Educational
      $405,000
      Residential Income
      $345,000
      Energy
      $355,000
      Income-Based Land
      $445,000
      Food Service
      $400,000

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

    Location Insight

    • Map
    • Local Demand
    City
    River Grove
    County
    Cook
    State
    Illinois
    Longitude
    -87.8352
    Latitude
    41.9283
    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
    $22,681
    $13,476
    $58,068
    $71,544
    -
    $53,904
    $232,272
    $286,176

    Comparable in this City

    • Value Estimation by Request
      0.14 Acres

      8166 Grand Ave

      RETAIL STORES (PERSONAL SERVICES) • 0.14 Acres
      8166 Grand Ave, River Grove, IL 60171-1521
      View Details
    • Value Estimation by Request
      0.07 Acres

      8901 Grand Ave

      RETAIL STORES (PERSONAL SERVICES) • 0.07 Acres
      8901 Grand Ave, River Grove, IL 60171-1322
      View Details
    • Value Estimation
      $445,000
      0.25 Acres

      8383 Belmont Ave

      STORE, RETAIL OUTLET • 0.25 Acres
      8383 Belmont Ave, River Grove, IL 60171-1000
      View Details
    • Value Estimation by Request
      0.06 Acres

      8978 Grand Ave

      RETAIL STORES (PERSONAL SERVICES) • 0.06 Acres
      8978 Grand Ave, River Grove, IL 60171-1341
      View Details
    • Value Estimation
      $310,000
      0.21 Acres

      8515 Grand Ave

      RETAIL STORES (PERSONAL SERVICES) • 0.21 Acres
      8515 Grand Ave, River Grove, IL 60171-1406
      View Details
    • Value Estimation
      $250,000
      1.04 Acres

      1908 5th Ave

      RETAIL STORES (PERSONAL SERVICES) • 1.04 Acres
      1908 5th Ave, River Grove, IL 60171-1906
      View Details

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    River Grove, IL 60171-1434
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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.

    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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