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Property profile & analytics
OFF-MARKET
Estimated value
$650,000
Residential income homes
10140 Roberts Rd, Palos Hills, IL 60465-1538
Individually Owned
3-yr Hold
Property ID
US28-0906264
Property summary
AI-generated overview
This 2,000-7,800 square foot freestanding building, located at 10140 S Roberts Rd in Palos Hills, IL 60465, presents a unique investment opportunity. Recently renovated in 2023, the property boasts a ready-to-go banquet hall with seating for up to 260 people, plus an additional front bar area suitable for restaurant or bar use. The 0.5-acre lot is situated in a thriving commercial district, surrounded by national retailers such as Jewel-Osco, Burger King, Planet Fitness, and Dunkin' Donuts. The property's high visibility and convenient location near Moraine Valley Community College, Stagg High School, Koraes Elementary School, and Palos Hospital ensure a strong customer base. The building is zoned C1 and features a modified lease type. Currently vacant, this property offers significant potential for a variety of uses. The asking price is $1,095,000, and the seller is offering a closing cost credit to the buyer. This is a turnkey operation in a densely populated area with excellent access and visibility.
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1977
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
7,753 SF
Lot
0.51 ac (22,010 SF)
APN
23-11-408-010
UPID
US28-0906264
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
$700k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$611k
Blend (final)
Blend
$650k
Owner & transaction history
10140 S Roberts Road Ltd · 3 yrs held
10140 S Roberts Road Ltd
since 2022
Last sale
$617,000
3 recorded transactions
Zoning & alternative use
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 Palos Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Palos Hills 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
$710,000
ML approach
$700,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,035,000
Change: -7% · Conversion: Moderate
AUTO REPAIR, GARAGE
$940,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$650k
Range $585k – $715k · ±10% · vs last sale $617k (Dec 15 2022)
Last sale anchor
$617k
Dec 15 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
$84 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$17,407
Tax year 2022
Assessed value
$53,859
Assessed 2022
Previous assessed
$53,859
+0.0% YoY
Effective rate
32.32%
On assessed value
Assessed land
$14,856
Assessed improvement
$39,003
Land market value
$148,560
Improvement market value
$390,030
Total market value
$538,590
Applied tax rate
30,031.0000
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
1977
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Stories
2
Units
2
Bathrooms
4
Total area
7,753 SF
Lot
0.51 ac (22,010 SF)
APN
23-11-408-010
UPID
US28-0906264
Jurisdiction
COOK
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$940,000
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1977
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
2
Units
2
Bathrooms
4
Lot
0.51 ac
Current owner
From public records · entity-resolved
10140 S Roberts Road Ltd
Individual
Mailing address
10140 S ROBERTS RD, PALOS HILLS, IL 60465-1538
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 15, 2022
$617,000
10140 S Roberts Road Ltd
Old National Bank
Deed
$150,000 · Firstsecure Bank & Trust Co
May 23, 2002
—
Palos Bank & Trust Co Trustee
Roik,jerzy & Barbara B
Grant Deed
related
—
Mar 23, 1999
$560,000
Jerzy Roik
Bafia Corp
Grant Deed
$390,000 · Archer 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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