New search
Property profile & analytics
OFF-MARKET
Estimated value
$4,490,000
Retail space
1250 Grv Ave, Barrington, IL 60010-5091
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US28-2725398
Property summary
AI-generated overview
This exceptional office complex in Barrington, Illinois, offers a variety of move-in ready suites within two well-maintained buildings. Located at 1250 & 1300 S Grove Ave, this Class B property boasts a total of 92,573 square feet, spread across two buildings with three stories each. The complex sits on a 4.26-acre lot and is zoned B-4. Built in 1975, the buildings feature a range of suite sizes, from a minimum of 1,046 square feet to a maximum contiguous space of 7,562 square feet. Many suites offer full window lines, and select units include kitchenettes. The property benefits from convenient onsite property management. Its prime location near downtown Barrington, just off Barrington Road, provides easy access to the Metra and I-90. The Welsh Office Center is currently home to a diverse range of tenants, including Ubiquiti, Symmetry Creative Prod, Trondent Development, and Kavi & O'Donnell Associates. Attractive rental rates make this an ideal location for businesses seeking efficient and well-located office space in Cook County, Illinois, zip code 60010.
Property profile
Verified
Property type
Retail space
Use group
STORE, RETAIL OUTLET
Year built
1987
Lot
2.15 ac (93,654 SF)
APN
01-12-108-015
UPID
US28-2725398
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
$4.91M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.49M
Owner & transaction history
Grove Office Center LLC · 5 yrs held
Grove Office Center LLC
since 2020
Last sale
$4.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Barrington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Barrington 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
$4,840,000
ML approach
$4,905,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$4.49M
Range $4.04M – $4.94M · ±10% · vs last sale $4.11M (Dec 23 2020)
Last sale anchor
$4.11M
Dec 23 2020
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
—
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
$150,143
Tax year 2022
Assessed value
$688,204
Assessed 2022
Previous assessed
$678,219
+1.5% YoY
Effective rate
21.82%
On assessed value
Assessed land
$233,807
Assessed improvement
$454,397
Land market value
$935,228
Improvement market value
$1,817,588
Total market value
$2,752,816
Applied tax rate
10,021.0000
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
1987
Heating
NONE
Lot
2.15 ac (93,654 SF)
APN
01-12-108-015
UPID
US28-2725398
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
Building & site characteristics
From public records
Year built
1987
Heating
NONE
Lot
2.15 ac
Current owner
From public records · entity-resolved
Grove Office Center LLC
Entity
Mailing address
566 W LK ST STE #220, CHICAGO, IL 60661-1477
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2020
$4,111,000
Grove Office Center LLC
Welsh Office Center LLC
Grant Deed
$3,800,000 · Miscellaneous Ins Co
Jan 19, 2018
—
Welsh Office Center LLC
—
Loan Modification
related
$5,750,000 · Miscellaneous Ins Co
Jun 13, 2008
—
Welsch Office Center LLC
Welsh Office Center Ptshp
Quit Claim Deed
related
—
Jan 25, 2001
$8,000,000
Welsh Office Center Ptshp
C-g Partnership
Grant Deed
$6,000,000 · Southern Farm Bureau Life Ins
—
—
Cg Partnership
—
Deed Of Trust
related
$50,000 · Harris Bank Barrington NA
—
—
Cg Partnership
—
Deed Of Trust
related
$30,000 · Harris Bank Barrington NA
—
—
C G Partnership
—
Deed Of Trust
related
$225,000 · Harris Bank Barrington NA
—
—
Cg Partnership
—
Deed Of Trust
related
$50,000 · Harris Bank Barrington NA
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 1250 Grv Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
