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Property profile & analytics
FOR LEASE
Commercial land
1033 N Villa Ave, Villa Park, IL 60181
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US28-3313922
For Lease
1 / 3
$15,585,000
1033 N Villa Ave, Villa Park, IL 60181
View Listing →
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1980
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
81,997 SF
Lot
12.9 ac (561,924 SF)
Zoning code
C
APN
03-34-120-003
UPID
US28-3313922
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
-
ARROW TRANS CORP HQ Warehouse & Storage
-
The Chicago Blitz Sports School Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.37M
CAP Approach
CAP
$21.29M
Comparable Approach
Comparable
$10.03M
Blend (final)
Blend
$15.59M
Owner & transaction history
Apk Holding LLC · 4 yrs held
Apk Holding LLC
since 2022
Last sale
$17.8M
3 recorded transactions
Zoning & alternative use
C · Villa Park, IL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$25.5M
+52.0%
Medical building
$18.5M
+10.1%
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 Villa Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Villa Park 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
$17,215,000
ML approach
$9,370,000
CAP Approach
CAP Return
Estimation
6%
$23,060,000
6.5%
$21,290,000
7%
$19,765,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$16,780,000
Current use
RESTAURANT
$25,500,000
Change: +52% · Conversion: Difficult
MEDICAL BUILDING
$18,470,000
Change: +10% · Conversion: Easy
RETAIL STORES
$15,365,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$15.59M
Range $14.03M – $17.14M · ±10% · vs last sale $17.80M (Jan 12 2022)
Last sale anchor
$17.80M
Jan 12 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
$190 / 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
$95,283
Tax year 2022
Assessed value
$978,720
Assessed 2022
Previous assessed
$1,582,680
-38.2% YoY
Effective rate
9.74%
On assessed value
Assessed land
$978,720
Land market value
$2,936,160
Total market value
$2,936,160
Applied tax rate
3,112.0000
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 land
Use group
VACANT COMMERCIAL LAND
Status
For Lease
Year built
1980
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Total area
81,997 SF
Lot
12.9 ac (561,924 SF)
Zoning code
C
APN
03-34-120-003
UPID
US28-3313922
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
C · Villa Park, IL
Zoning C · permitted uses
C · Villa Park, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Villa Park. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$16.8M
RESTAURANT
Est. value
$25.5M
MEDICAL BUILDING
Est. value
$18.5M
RETAIL STORES
Est. value
$15.4M
COMMERCIAL (GENERAL) Current
RESTAURANT
MEDICAL BUILDING
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
1980
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Lot
12.9 ac
Current owner
From public records · entity-resolved
Apk Holding LLC
Entity
Mailing address
2001 ESTES AVE, ELK GROVE VILLAGE, IL 60007-5417
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
Nov 13, 2024
—
Apk Holding LLC
—
Deed
related
$16,000,000 · Byline Bank
Dec 14, 2023
—
Apk Holding LLC
—
Deed
related
$8,000,000 · Byline Bank
Jan 12, 2022
$17,800,000
Apk Holding LLC
First American Bank
Deed
$13,630,000 · Byline 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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