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Property profile & analytics
OFF-MARKET
Estimated value
$685,000
Retail space
10600 Torrence Ave Chicago, IL 60617-6118
Trust Owned
24-yr Hold
Free & Clear
Property ID
US28-2782309
Property profile
Verified
Property type
Retail space
Use group
STORE, RETAIL OUTLET
Year built
1903
Total area
10,600 SF
Lot
0.18 ac (7,673 SF)
APN
25-13-203-024
UPID
US28-2782309
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
-
Torrance Food Mart Specialty Food Shop Supermarket
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$734k
Blend (final)
Blend
$685k
Owner & transaction history
Metropoltan Bank & Trust Ttee · 24 yrs held
Metropoltan Bank & Trust Ttee
since 2001
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$935,000
+32.5%
Industrial (general)
$815,000
+15.5%
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 Chicago submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Chicago 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$705,000
Current use
APARTMENT HOUSE (5+ UNITS)
$935,000
Change: +32% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$815,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$685k
Range $617k – $754k · ±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
$65 / 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
$31,173
Tax year 2022
Assessed value
$151,110
Assessed 2022
Previous assessed
$151,110
+0.0% YoY
Effective rate
20.63%
On assessed value
Assessed land
$17,264
Assessed improvement
$133,846
Land market value
$69,056
Improvement market value
$535,384
Total market value
$604,440
Applied tax rate
70,002.0000
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
Retail space
Use group
STORE, RETAIL OUTLET
Status
Off-Market
Year built
1903
Heating
NONE
Stories
2
Total area
10,600 SF
Lot
0.18 ac (7,673 SF)
APN
25-13-203-024
UPID
US28-2782309
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
RETAIL STORES Current
Est. value
$705,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$935,000
INDUSTRIAL (GENERAL)
Est. value
$815,000
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (GENERAL)
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
1903
Heating
NONE
Stories
2
Lot
0.18 ac
Current owner
From public records · entity-resolved
Metropoltan Bank & Trust Ttee
Trust
Free & Clear · 24 yrs held
Mailing address
2458 S SAINT LOUIS AVE, CHICAGO, IL 60623-3923
Ownership since
2001
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 23, 2021
—
Torrence Holding III LLC
—
Deed
related
$350,000,000 · Cibc Bank USA
Dec 17, 2018
—
Torrence Holding III LLC
—
Grant Deed
related
$300,000,000 · Cibc Bk USA
Dec 21, 2001
—
Metropoltan Bank & Trust Ttee
Marquette Bank Trustee
Grant Deed
related
—
—
—
Metropolitan Bank Tr Co Ttee
—
Deed Of Trust
related
$200,000 · Citizens Bank & Trust Chicago
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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