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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Residential income homes
110 Wolf Rd Wheeling, IL 60090-2958
Trust Owned
11-yr Hold
Property ID
US28-2341736
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1962
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,888 SF
Lot
0.19 ac (8,100 SF)
APN
03-02-320-028
UPID
US28-2341736
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
$395k
CAP Approach
CAP
$775k
Comparable Approach
Comparable
$496k
Blend (final)
Blend
$645k
Owner & transaction history
Rayyan,michael H Living Trust · 11 yrs held
Rayyan,michael H Living Trust
since 2014
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$855,000
+32.0%
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 Wheeling submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wheeling 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
$395,000
CAP Approach
CAP Return
Estimation
6%
$840,000
6.5%
$775,000
7%
$720,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$645,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$855,000
Change: +32% · Conversion: Difficult
RETAIL STORES
$580,000
Change: -10% · Conversion: Difficult
OFFICE BUILDING
$520,000
Change: -20% · Conversion: Moderate
Blend value · Realmo final
$645k
Range $581k – $710k · ±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
$166 / 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
$17,923
Tax year 2022
Assessed value
$56,075
Assessed 2022
Previous assessed
$56,075
+0.0% YoY
Effective rate
31.96%
On assessed value
Assessed land
$6,075
Assessed improvement
$50,000
Land market value
$60,750
Improvement market value
$500,000
Total market value
$560,750
Applied tax rate
38,055.0000
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
1962
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Stories
2
Units
4
Bathrooms
6
Total area
3,888 SF
Lot
0.19 ac (8,100 SF)
APN
03-02-320-028
UPID
US28-2341736
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$645,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$855,000
RETAIL STORES
Est. value
$580,000
OFFICE BUILDING
Est. value
$520,000
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
OFFICE BUILDING
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
1962
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
2
Units
4
Bathrooms
6
Lot
0.19 ac
Current owner
From public records · entity-resolved
Rayyan,michael H Living Trust
Trust
Mailing address
3255 BROOKDALE LN, NORTHBROOK, IL 60062-7501
Ownership since
2014
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
Sep 29, 2014
—
Rayyan,michael H Living Trust
Rayyan,michael
Quit Claim Deed
related
—
Sep 5, 2014
$470,000
Michael Rayyan
Silvia Wagner Thorsteins
Warranty Deed
$275,000 · Pnc Bank NA
Jun 10, 2002
$565,000
Thorsteins Silvia Wagner
Community Savings Bank Trustee
Grant Deed
$450,000 · American Chartered Bank
—
—
Community Savings Bank Trustee
—
Deed Of Trust
related
$100,000 · Community Savings Bank
—
—
Silvia Wagner Thorsteins
—
Deed Of Trust
related
$250,000 · Paul Wagner
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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