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Property profile & analytics
OFF-MARKET
Estimated value
$1,635,000
Office buildings
1170 Park W Ave, Highland Park, IL 60035-2203
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US28-1216961
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1965
Construction
BRICK
Total area
5,695 SF
Lot
1 ac (43,560 SF)
APN
16-22-300-007
UPID
US28-1216961
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
-
VCA Cairo Animal Hospital Veterinary Clinic
-
Levy Lynn DVM Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.84M
CAP Approach
CAP
$1.29M
Comparable Approach
Comparable
$1.10M
Blend (final)
Blend
$1.64M
Owner & transaction history
Paw Properties LLC · 5 yrs held
Paw Properties LLC
since 2021
Last sale
$1.6M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.0M
+49.9%
Auto repair, garage
$995,000
+44.4%
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 Highland Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Highland Park 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
$1,835,000
ML approach
$1,835,000
CAP Approach
CAP Return
Estimation
6%
$1,395,000
6.5%
$1,290,000
7%
$1,195,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,035,000
Change: +50% · Conversion: Easy
AUTO REPAIR, GARAGE
$995,000
Change: +44% · Conversion: Difficult
Blend value · Realmo final
$1.64M
Range $1.47M – $1.80M · ±10% · vs last sale $1.61M (Jan 7 2021)
Last sale anchor
$1.61M
Jan 7 2021
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
$287 / 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
$37,826
Tax year 2023
Assessed value
$449,955
Assessed 2023
Previous assessed
$420,046
+7.1% YoY
Effective rate
8.41%
On assessed value
Assessed land
$341,416
Assessed improvement
$108,539
Land market value
$1,024,350
Improvement market value
$325,650
Total market value
$1,350,000
Applied tax rate
18,004.0000
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
1965
Construction
BRICK
Heating
NONE
Total area
5,695 SF
Lot
1 ac (43,560 SF)
APN
16-22-300-007
UPID
US28-1216961
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
COMMERCIAL (GENERAL)
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$995,000
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1965
Construction
BRICK
Heating
NONE
Lot
1 ac
Current owner
From public records · entity-resolved
Paw Properties LLC
Entity
Mailing address
1170 PARK AVE W, HIGHLAND PARK, IL 60035-2203
Mailing matches property
Yes
Owner-occupied
Yes
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 7, 2021
—
Paw Properties LLC
Ljs Properties LLC
Quit Claim Deed
related
$2,100,000 · The Huntington National Bank
Jun 27, 2016
—
Paw Properties LLC
—
Deed
related
$1,880,174 · Libertyville Bk
Mar 19, 2007
$1,609,000
Paw Properties LLC
Hp Medical Venture LLC
Special Warranty Deed
$615,000 · National City Bank
Mar 7, 2005
$985,000
Hp Medical Venture LLC
Trust 3341
Grant Deed
$975,000 · North Shore Community Bank
—
—
Paw Properties LLC
—
Deed Of Trust
related
$1,880,174 · Libertyville Bk
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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