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Property profile & analytics
OFF-MARKET
Estimated value
$830,000
Turn key restaurants
13 Cass Ave, Westmont, IL 60559-1601
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US28-0160204
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1927
Total area
4,384 SF
Lot
0.09 ac (3,920 SF)
Zoning code
A
APN
09-10-112-014
UPID
US28-0160204
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
-
Dolce Restaurant & Wine Bar Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$825k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$812k
Blend (final)
Blend
$830k
Owner & transaction history
13 North Cass Westmont LLC · 3 yrs held
13 North Cass Westmont LLC
since 2022
Last sale
$850,000
7 recorded transactions
Zoning & alternative use
A · Westmont, IL
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 Westmont submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westmont 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
$820,000
ML approach
$825,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,365,000
Current use
Blend value · Realmo final
$830k
Range $747k – $913k · ±10% · vs last sale $850k (Aug 12 2022)
Last sale anchor
$850k
Aug 12 2022
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
$189 / 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
$7,936
Tax year 2023
Assessed value
$126,960
Assessed 2023
Previous assessed
$117,550
+8.0% YoY
Effective rate
6.25%
On assessed value
Assessed land
$39,230
Assessed improvement
$87,730
Land market value
$117,690
Improvement market value
$263,190
Total market value
$380,880
Applied tax rate
9,547.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1927
Heating
NONE
Stories
1
Total area
4,384 SF
Lot
0.09 ac (3,920 SF)
Zoning code
A
APN
09-10-112-014
UPID
US28-0160204
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
A · Westmont, IL
Zoning A · permitted uses
A · Westmont, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Westmont. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$1.4M
RESTAURANT Current
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
1927
Heating
NONE
Stories
1
Lot
0.09 ac
Current owner
From public records · entity-resolved
13 North Cass Westmont LLC
Entity
Mailing address
1851 W FLETCHER ST, CHICAGO, IL 60657-2026
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 26, 2022
—
13 North Cass Westmont LLC
—
Deed
related
$1,275,000 · Old Second National Bank
Aug 12, 2022
$850,000
13 North Cass Westmont LLC
Anke Development LLC
Warranty Deed
—
Sep 29, 2020
$457,000
Anke Development LLC
Uzice Investments LLC
Special Warranty Deed
$455,513 · Evergreen Bank Group
Sep 20, 2018
—
Uzice Investments LLC
—
Deed
related
$920,000 · Evergreen Bk Grp
Nov 21, 2016
—
Uzice Investments LLC
—
Deed
related
$1,440,000 · Evergreen Bk Grp
Dec 5, 2008
—
Uzice Investments LLC
Veselinovic,velimir
Quit Claim Deed
related
—
Sep 5, 2003
$250,000
Velimir Vesilinovic
Parkway Bank & Trust Co Ttee
Grant Deed
—
Nov 7, 2002
$225,000
Parkway Bank And Trust Trustee
Dalu,antionette M
Grant Deed
related
$180,000 · Parkway Bank & Trust Co
—
—
Uzice Investments LLC
—
Deed Of Trust
related
$1,439,000 · Small Busn Growth
—
—
Velimir Veselinovic
—
Deed Of Trust
related
$540,000 · First Suburban National Bank
—
—
Uzice Investments LLC
—
Loan Modification
related
$1,440,000 · Evergreen Bk Grp
—
—
Velimir Walter Veselinovic
—
Deed Of Trust
related
$205,000 · Walter Veselinovic
—
—
Uzice Investments LLC
—
Loan Modification
related
$720,000 · Evergreen Bk Grp
—
—
Velimir W Veselinovic
—
Deed Of Trust
related
$896,000 · Park Fsb
—
—
Uzice Investments LLC
—
Loan Modification
related
$920,000 · Evergreen Bk Grp
—
—
Velimir W Veselinovic
—
Deed Of Trust
related
$738,750 · Old Second National 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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