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Property profile & analytics
OFF-MARKET
Estimated value
$670,000
Grocery and convenience stores
1254 Wabash Ave, Chicago, IL 60605
Entity Owned
20-yr Hold
Free & Clear
Property ID
US28-2380031
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1938
Total area
3,200 SF
Lot
0.08 ac (3,625 SF)
APN
17-22-100-026
UPID
US28-2380031
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
$505k
CAP Approach
CAP
$680k
Comparable Approach
Comparable
$832k
Blend (final)
Blend
$670k
Owner & transaction history
Asp Realty INC · 20 yrs held
Asp Realty INC
since 2006
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$765,000
+64.3%
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 Chicago submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Chicago 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
$505,000
CAP Approach
CAP Return
Estimation
6%
$740,000
6.5%
$680,000
7%
$630,000
Alternative Use
Use
Estimation
RETAIL STORES
$465,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$765,000
Change: +64% · Conversion: Moderate
OFFICE BUILDING
$430,000
Change: -7% · Conversion: Easy
Blend value · Realmo final
$670k
Range $603k – $737k · ±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
$209 / 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
$61,019
Tax year 2022
Assessed value
$295,741
Assessed 2022
Previous assessed
$295,741
+0.0% YoY
Effective rate
20.63%
On assessed value
Assessed land
$67,968
Assessed improvement
$227,773
Land market value
$271,872
Improvement market value
$911,092
Total market value
$1,182,964
Applied tax rate
76,102.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1938
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Rooms
7
Bathrooms
3
Total area
3,200 SF
Lot
0.08 ac (3,625 SF)
APN
17-22-100-026
UPID
US28-2380031
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
RETAIL STORES Current
Est. value
$465,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$765,000
OFFICE BUILDING
Est. value
$430,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
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
1938
Heating
FORCED AIR
Cooling
Yes
Stories
2
Rooms
7
Bathrooms
3
Lot
0.08 ac
Current owner
From public records · entity-resolved
Asp Realty INC
Entity
Free & Clear · 20 yrs held
Mailing address
PO BOX 800729, DALLAS, TX 75380-0729
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 27, 2018
—
Asp Realty LLC
—
Grant Deed
related
—
Jan 12, 2015
—
Asp Realty INC
—
Grant Deed
related
—
Mar 21, 2013
—
Asp Realty INC
—
Deed Of Trust
related
$1,000,000,000 · Self-insurers' Security Fund
Jun 21, 2006
—
Asp Realty INC
American Stores Properties LLC
Warranty Deed
related
—
Dec 22, 1999
$1,121,500
American Stores Properties INC
Meystel INC
Grant Deed
—
Apr 19, 1999
—
Meystel INC
—
Deed Of Trust
related
$1,100,000 · Mid City National Bank Chicago
—
—
Meystel INC
—
Deed Of Trust
related
$390,000 · Meystel Trust
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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