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Property profile & analytics
OFF-MARKET
Estimated value
$1,995,000
Commercial real estate
11th Madison St, Burr Ridge, IL 60527-6862
Entity Owned
Free & Clear
Property ID
US28-1181796
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1978
Total area
6,880 SF
Lot
0.89 ac (38,768 SF)
Zoning code
C
APN
10-11-204-042
UPID
US28-1181796
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
$2.11M
CAP Approach
CAP
$1.79M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.00M
Owner & transaction history
Bear 03 LLC
Bear 03 LLC
since 2025
Last sale
$1.9M
2 recorded transactions
Zoning & alternative use
C · Burr Ridge, IL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.4M
+47.9%
Restaurant
$2.1M
+30.0%
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 Burr Ridge submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Burr Ridge 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
$2,290,000
ML approach
$2,105,000
CAP Approach
CAP Return
Estimation
6%
$1,935,000
6.5%
$1,785,000
7%
$1,660,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,645,000
Current use
AUTO REPAIR, GARAGE
$2,435,000
Change: +48% · Conversion: Difficult
RESTAURANT
$2,140,000
Change: +30% · Conversion: Difficult
OFFICE BUILDING
$1,555,000
Change: -5% · Conversion: Easy
MEDICAL BUILDING
$1,550,000
Change: -6% · Conversion: Easy
RETAIL STORES
$1,485,000
Change: -10% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,330,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$2.00M
Range $1.80M – $2.19M · ±10% · vs last sale $1.90M (May 29 2025)
Last sale anchor
$1.90M
May 29 2025
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
$290 / 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
$11,690
Tax year 2023
Assessed value
$195,540
Assessed 2023
Previous assessed
$181,060
+8.0% YoY
Effective rate
5.98%
On assessed value
Assessed land
$46,310
Assessed improvement
$149,230
Land market value
$138,930
Improvement market value
$447,690
Total market value
$586,620
Applied tax rate
9,234.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1978
Heating
NONE
Stories
1
Total area
6,880 SF
Lot
0.89 ac (38,768 SF)
Zoning code
C
APN
10-11-204-042
UPID
US28-1181796
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
C · Burr Ridge, IL
Zoning C · permitted uses
C · Burr Ridge, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Burr Ridge. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$2.4M
RESTAURANT
Est. value
$2.1M
OFFICE BUILDING
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$1.6M
RETAIL STORES
Est. value
$1.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.3M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RESTAURANT
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
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
1978
Heating
NONE
Stories
1
Lot
0.89 ac
Current owner
From public records · entity-resolved
Bear 03 LLC
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX EE, HINSDALE, IL 60522-6005
Ownership since
2025
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
Jul 21, 2025
—
Bear 03 LLC
Miroslav Iliev
Quitclaim Deed
related
—
May 29, 2025
$1,900,000
Bear 03 Corporation
Robert Yiu Construction INC
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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