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Property profile & analytics
OFF-MARKET
Estimated value
$500,000
Office buildings
115 Aurora Ave Naperville, IL 60540-6503
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US28-1031202
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1916
Construction
FRAME
Total area
2,712 SF
Lot
0.27 ac (11,761 SF)
Zoning code
R
APN
07-13-442-019
UPID
US28-1031202
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
-
Alpha Book Publisher Publishing House Printing Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$335k
CAP Approach
CAP
$525k
Comparable Approach
Comparable
$624k
Blend (final)
Blend
$500k
Owner & transaction history
Water Street Investments LLC · 5 yrs held
Water Street Investments LLC
since 2021
1 recorded transaction
Zoning & alternative use
R · Naperville, IL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$630,000
+7.0%
Medical building
$610,000
+4.2%
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 Naperville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Naperville 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
$335,000
CAP Approach
CAP Return
Estimation
6%
$570,000
6.5%
$525,000
7%
$490,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$585,000
Current use
COMMERCIAL (GENERAL)
$630,000
Change: +7% · Conversion: Easy
MEDICAL BUILDING
$610,000
Change: +4% · Conversion: Easy
Blend value · Realmo final
$500k
Range $450k – $550k · ±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
$184 / 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
$21,223
Tax year 2023
Assessed value
$267,380
Assessed 2023
Previous assessed
$284,050
-5.9% YoY
Effective rate
7.94%
On assessed value
Assessed land
$118,670
Assessed improvement
$148,710
Land market value
$356,010
Improvement market value
$446,130
Total market value
$802,140
Applied tax rate
7,185.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1916
Construction
FRAME
Heating
CENTRAL
Cooling
CENTRAL
Bathrooms
2
Total area
2,712 SF
Lot
0.27 ac (11,761 SF)
Zoning code
R
APN
07-13-442-019
UPID
US28-1031202
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
R · Naperville, IL
Zoning R · permitted uses
R · Naperville, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Naperville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$585,000
COMMERCIAL (GENERAL)
Est. value
$630,000
MEDICAL BUILDING
Est. value
$610,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
MEDICAL 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
1916
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Bathrooms
2
Lot
0.27 ac
Current owner
From public records · entity-resolved
Water Street Investments LLC
Entity
Free & Clear · 5 yrs held
Mailing address
1311 S RTE 59, NAPERVILLE, IL 60564-9400
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Jan 7, 2021
—
Water Street Investments LLC
Family Shelter Service INC
Special Warranty Deed
—
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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