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Property profile & analytics
OFF-MARKET
Estimated value
$3,350,000
Commercial land
104 Cherry St 110, Normal, IL 61761-2588
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US28-1497844
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1987
Total area
36,696 SF
Lot
0.6 ac (26,136 SF)
Zoning code
R-3A
APN
14-28-277-015
UPID
US28-1497844
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
$3.48M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.31M
Blend (final)
Blend
$3.35M
Owner & transaction history
Irv University Row LLC · 4 yrs held
Irv University Row LLC
since 2022
Last sale
$3.3M
1 recorded transaction
Zoning & alternative use
R-3A · Normal, IL
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 Normal submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Normal 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
$3,435,000
ML approach
$3,475,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.35M
Range $3.02M – $3.69M · ±10% · vs last sale $3.26M (Apr 6 2022)
Last sale anchor
$3.26M
Apr 6 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
$91 / 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
$72,779
Tax year 2023
Assessed value
$850,350
Assessed 2023
Previous assessed
$850,350
+0.0% YoY
Effective rate
8.56%
On assessed value
Assessed land
$173,036
Assessed improvement
$677,314
Land market value
$519,109
Improvement market value
$2,031,944
Total market value
$2,551,053
Applied tax rate
3,001.0000
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
Off-Market
Year built
1987
Heating
ELECTRIC
Rooms
180
Total area
36,696 SF
Lot
0.6 ac (26,136 SF)
Zoning code
R-3A
APN
14-28-277-015
UPID
US28-1497844
Jurisdiction
MCLEAN
Zoning & alternative use
R-3A · Normal, IL
Zoning R-3A · permitted uses
R-3A · Normal, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Normal. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1987
Heating
ELECTRIC
Rooms
180
Lot
0.6 ac
Current owner
From public records · entity-resolved
Irv University Row LLC
Entity
Mailing address
1208 BUNN ST, BLOOMINGTON, IL 61701-6917
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 6, 2022
$3,260,000
Irv University Row LLC
The Old Second National Bank Of Aur
Deed
$2,820,000 · Busey 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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