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Property profile & analytics
OFF-MARKET
Estimated value
$2,170,000
Retail space
104 Washington Ave, Highwood, IL 60040-1122
Entity Owned
22-yr Hold
Free & Clear
Property ID
US28-1556285
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1988
Construction
BRICK
Total area
17,085 SF
Lot
0.87 ac (38,019 SF)
APN
16-15-202-002
UPID
US28-1556285
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
-
Meet Mini Mart Gas Station
-
Highwood Mini Mart Citgo Grocery & Convenience Store
-
Time Warner Telecommunications Service
-
K & M Gutter Cleaning & Installation Hardware & Home Improvement General Contractor
-
ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.69M
Comparable Approach
Comparable
$2.15M
Blend (final)
Blend
$2.17M
Owner & transaction history
Code 113 LLC · 22 yrs held
Code 113 LLC
since 2004
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.1M
+42.7%
Auto repair, garage
$3.0M
+37.4%
Restaurant
$2.9M
+34.1%
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 Highwood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Highwood 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%
$2,910,000
6.5%
$2,690,000
7%
$2,495,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,175,000
Current use
COMMERCIAL (GENERAL)
$3,100,000
Change: +43% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,985,000
Change: +37% · Conversion: Difficult
RESTAURANT
$2,915,000
Change: +34% · Conversion: Easy
OFFICE BUILDING
$2,070,000
Change: -5% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,910,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$2.17M
Range $1.95M – $2.39M · ±10%
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
$127 / 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
$55,085
Tax year 2023
Assessed value
$705,604
Assessed 2023
Previous assessed
$633,270
+11.4% YoY
Effective rate
7.81%
On assessed value
Assessed land
$321,905
Assessed improvement
$383,699
Land market value
$965,812
Improvement market value
$1,151,212
Total market value
$2,117,024
Applied tax rate
18,045.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1988
Construction
BRICK
Heating
NONE
Total area
17,085 SF
Lot
0.87 ac (38,019 SF)
APN
16-15-202-002
UPID
US28-1556285
Jurisdiction
LAKE
Metro division
LAKE COUNTY-KENOSHA COUNTY, IL-WI 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
RETAIL STORES Current
Est. value
$2.2M
COMMERCIAL (GENERAL)
Est. value
$3.1M
AUTO REPAIR, GARAGE
Est. value
$3.0M
RESTAURANT
Est. value
$2.9M
OFFICE BUILDING
Est. value
$2.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.9M
RETAIL STORES Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RESTAURANT
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1988
Construction
BRICK
Heating
NONE
Lot
0.87 ac
Current owner
From public records · entity-resolved
Code 113 LLC
Entity
Free & Clear · 22 yrs held
Mailing address
900 LIVELY BLVD, ELK GROVE VILLAGE, IL 60007-2207
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 14, 2004
—
Code 113 LLC
Cole Taylor Bank Trustee
Grant Deed
related
—
—
—
Code 14 LLC
—
Deed Of Trust
related
$3,994,751 · Cole Taylor 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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