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Property profile & analytics
OFF-MARKET
Estimated value
$660,000
Commercial real estate
10235 Lincoln Hwy, Frankfort, IL 60423-1279
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US28-5711180
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2002
Construction
STEEL FRAME
Total area
3,000 SF
Lot
0.09 ac (3,920 SF)
APN
19-09-21-304-044
UPID
US28-5711180
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
Current use
Occupant on record · Public records
-
OPA! Modern Greek Cuisine Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$615k
CAP Approach
CAP
$700k
Comparable Approach
Comparable
$643k
Blend (final)
Blend
$660k
Owner & transaction history
Exceptional Properties Unlimited · 1 yrs held
Exceptional Properties Unlimited
since 2025
Last sale
$675,000
5 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 Frankfort submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Frankfort 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
$640,000
ML approach
$615,000
CAP Approach
CAP Return
Estimation
6%
$760,000
6.5%
$700,000
7%
$650,000
Blend value · Realmo final
$660k
Range $594k – $726k · ±10% · vs last sale $675k (Jan 16 2025)
Last sale anchor
$675k
Jan 16 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
$220 / 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
$18,122
Tax year 2023
Assessed value
$214,449
Assessed 2023
Previous assessed
$214,449
+0.0% YoY
Effective rate
8.45%
On assessed value
Assessed land
$42,916
Assessed improvement
$171,533
Land market value
$128,748
Improvement market value
$514,599
Total market value
$643,347
Applied tax rate
1,906.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2002
Construction
STEEL FRAME
Heating
NONE
Stories
1
Total area
3,000 SF
Lot
0.09 ac (3,920 SF)
APN
19-09-21-304-044
UPID
US28-5711180
Jurisdiction
WILL
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
Building & site characteristics
From public records
Year built
2002
Construction
STEEL FRAME
Heating
NONE
Stories
1
Lot
0.09 ac
Current owner
From public records · entity-resolved
Exceptional Properties Unlimited
Entity
Mailing address
10235 W LINCOLN HWY, FRANKFORT, IL 60423-1279
Mailing matches property
Yes
Owner-occupied
Yes
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 17, 2025
—
Exceptional Properties Unlimited
—
Deed
related
$400,000 · Covantage Cu
Jan 16, 2025
$675,000
Exceptional Properties Unlimited
Karuntzos Investments LLC
Warranty Deed
—
Jun 7, 2021
$500,000
Karuntzos Investments LLC
M & M Brick Oven Pizza
Warranty Deed
$425,000 · Harvest Small Business Finance LLC
Feb 18, 2004
$600,000
M & M Brick Oven Pizza INC
Stg Frankfort Group LLC
Grant Deed
—
—
—
M & M Brick Oven Pizza INC
—
Deed Of Trust
related
$356,000 · Somercor 504 INC
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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