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Property profile & analytics
OFF-MARKET
Estimated value
$1,070,000
Commercial real estate
1276 Spg St 1282, South Elgin, IL 60177-3326
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US28-2103663
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2002
Total area
9,724 SF
Lot
1.05 ac (45,738 SF)
APN
06-34-105-012
UPID
US28-2103663
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
-
Rosser Chiropractic Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.09M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$990k
Blend (final)
Blend
$1.07M
Owner & transaction history
Carriage Hill Investments LLC · 2 yrs held
Carriage Hill Investments LLC
since 2023
Last sale
$1.1M
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 South Elgin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Elgin 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
$1,095,000
ML approach
$1,085,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.07M
Range $963k – $1.18M · ±10% · vs last sale $1.05M (Dec 5 2023)
Last sale anchor
$1.05M
Dec 5 2023
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
$110 / 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
$41,042
Tax year 2022
Assessed value
$476,927
Assessed 2022
Previous assessed
$445,893
+7.0% YoY
Effective rate
8.61%
On assessed value
Assessed land
$209,570
Assessed improvement
$267,357
Land market value
$628,710
Improvement market value
$802,071
Total market value
$1,430,781
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
2002
Heating
NONE
Total area
9,724 SF
Lot
1.05 ac (45,738 SF)
APN
06-34-105-012
UPID
US28-2103663
Jurisdiction
KANE
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
2002
Heating
NONE
Lot
1.05 ac
Current owner
From public records · entity-resolved
Carriage Hill Investments LLC
Entity
Mailing address
1887 CARRIAGE HL RD, LISLE, IL 60532-3348
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 5, 2023
$1,050,000
Carriage Hill Investments LLC
Tna Properties II LLC
Warranty Deed
$735,000 · Bank Of Pontiac
Jul 12, 2017
$1,150,000
Tna Properties II LLC
Js Holdings LLC
Warranty Deed
$893,000 · Heartland Bank & Trust Co
Mar 21, 2005
—
Js Holdings LLC
Jagbir Ahuja
Warranty Deed
$980,634 · Elgin State Bank
Nov 9, 2001
$14,500
Jagbir K Ahuja
Kirkland Trust
Grant Deed
$210,000 · Elgin State Bank
Nov 9, 2001
$86,000
Jagbir K Ahuja
Martin Trust
Grant Deed
—
Nov 9, 2001
$127,500
Jagbir K Ahuja
Ayk Enterprises LP
Grant Deed
—
Nov 9, 2001
$32,500
Jagbir K Ahuja
Heimberg,richard L & Karen A
Grant Deed
—
—
—
Js Holdings LLC
—
Loan Modification
related
$937,517 · St Charles Bank & Trust
—
—
Js Holdings LLC
—
Deed Of Trust
related
$1,100,000 · Elgin State Bank
—
—
Jagbir K Ahuja
—
Deed Of Trust
related
$200,000 · Elgin State Bank
—
—
Jagbir K Ahuja
—
Deed Of Trust
related
$852,120 · Elgin State Bank
—
—
Jagbir K Ahuja
—
Deed Of Trust
related
$642,100 · Elgin State Bank
—
—
Jagbir K Ahuja
—
Deed Of Trust
related
$360,000 · Elgin State Bank
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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