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Property profile & analytics
OFF-MARKET
Estimated value
$61,300,000
Office buildings
1 Mid America Plz, Oakbrook Terrace, IL 60181-4450
Entity Owned
~
Est. High Equity
Property ID
US28-1821536
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Total area
440,000 SF
Lot
5.32 ac (231,739 SF)
Zoning code
C
APN
06-22-415-027
UPID
US28-1821536
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$72.84M
Blend (final)
Blend
$61.30M
Owner & transaction history
Tref IV Midamerica Owner LLC
Tref IV Midamerica Owner LLC
since 2025
Last sale
$59.0M
7 recorded transactions
Zoning & alternative use
C · Oakbrook Terrace, IL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$99.1M
+38.8%
Commercial (general)
$90.0M
+26.1%
Retail stores
$82.4M
+15.5%
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 Oakbrook Terrace submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oakbrook Terrace 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$71,395,000
Current use
MEDICAL BUILDING
$99,110,000
Change: +39% · Conversion: Easy
COMMERCIAL (GENERAL)
$90,035,000
Change: +26% · Conversion: Easy
RETAIL STORES
$82,445,000
Change: +15% · Conversion: Moderate
Blend value · Realmo final
$61.30M
Range $55.17M – $67.43M · ±10% · vs last sale $59.00M (Dec 23 2025)
Last sale anchor
$59.00M
Dec 23 2025
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
$139 / 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
$880,080
Tax year 2023
Assessed value
$15,079,420
Assessed 2023
Previous assessed
$18,333,330
-17.7% YoY
Effective rate
5.84%
On assessed value
Assessed land
$1,564,910
Assessed improvement
$13,514,510
Land market value
$4,694,730
Improvement market value
$40,543,530
Total market value
$45,238,260
Applied tax rate
6,062.0000
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
1985
Heating
NONE
Total area
440,000 SF
Lot
5.32 ac (231,739 SF)
Zoning code
C
APN
06-22-415-027
UPID
US28-1821536
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
C · Oakbrook Terrace, IL
Zoning C · permitted uses
C · Oakbrook Terrace, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Oakbrook Terrace. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$71.4M
MEDICAL BUILDING
Est. value
$99.1M
COMMERCIAL (GENERAL)
Est. value
$90.0M
RETAIL STORES
Est. value
$82.4M
OFFICE BUILDING Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
1985
Heating
NONE
Lot
5.32 ac
Current owner
From public records · entity-resolved
Tref IV Midamerica Owner LLC
Entity
Mailing address
PO BOX 6019, CHICAGO, IL 60680-5988
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2025
$59,000,000
Tref IV Midamerica Owner LLC
Ipx Mid America Investors LLC
Special Warranty Deed
$36,600,000 · Continental Casualty Company
Aug 2, 2016
$78,000,000
Ipx Mid America Investors LLC
Trust Mid America Plaza Corp
Grant Deed
$57,940,000 · Miscellaneous Ins Co
Apr 19, 2010
—
Tr Mid America Plaza Corp
—
Deed Of Trust
related
$55,700,000 · Massachusetts Mutual Life Ins
Mar 26, 2007
$99,430,000
Tr Mid America Plaza Corp
Cb Mid-america INC
Grant Deed
$58,900,000 · Massachusetts Mutual Life Ins
Dec 7, 1999
—
Cb Mid-america INC
—
Deed Of Trust
related
$38,000,000 · Principal Life Insurance Co
Sep 10, 1999
$74,000,000
Cb Mid-america INC
Equitable Life Assurance Socie
Grant Deed
—
—
—
Tr Mid America Plaza Corp
—
Deed Of Trust
related
$49,000,000 · Massachusetts Mutual Life Ins
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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