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    Property profile & analytics

    13 Riv Reach Ct Alton, IL 62002-7395

    • Apartment buildings
    • 11,900 SF
    • 0.04 lot acres
    OFF-MARKET
    Last Sale
    Feb 23, 2022
    $10,900,000
    Value Estimations
    $10,230,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US28-0621181
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Apartment buildings

    Property Details for 13 Riv Reach Ct

    Year built
    2005
    Lot size
    0.04 lot acres
    Property size
    11,900 SF
    Property type
    Apartment buildings
    APN
    23-2-08-04-07-201-008
    APU
    232080407201008

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $11,785,000
      ML approach
      $9,165,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $8,414,000
      Market price range: $998k - $11.7M

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Alton
    County
    Madison
    State
    Illinois
    Longitude
    -90.105
    Latitude
    38.9217
    CBSA code
    41180
    CBSA name
    ST. LOUIS, MO-IL METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2022
    $28,258
    $26,430
    $295,660
    $322,090
    -
    $79,369
    $887,868
    $967,237

    Comparable in this City

    • Value Estimation by Request
      5,766 SF

      2336 Brown St

      APARTMENT HOUSE (5+ UNITS) • 5,766 SF
      2336 Brown St, Alton, IL 62002-3966
      View Details
    • Value Estimation
      $9,860,000
      11,988 SF

      17 Riv Reach Ct

      APARTMENT HOUSE (5+ UNITS) • 11,988 SF
      17 Riv Reach Ct, Alton, IL 62002-7397
      View Details
    • Value Estimation
      $9,910,000
      11,998 SF

      14 Riv Reach Ct

      APARTMENT HOUSE (5+ UNITS) • 11,998 SF
      14 Riv Reach Ct, Alton, IL 62002-7391
      View Details
    • Value Estimation
      $4,790,000
      76,022 SF

      1710 Muny Vis Dr

      APARTMENT HOUSE (100+ UNITS) • 76,022 SF
      1710 Muny Vis Dr, Alton, IL 62002-5633
      View Details
    • Value Estimation by Request
      4,622 SF

      1903 Park Ave

      APARTMENT HOUSE (5+ UNITS) • 4,622 SF
      1903 Park Ave, Alton, IL 62002-4782
      View Details
    • Value Estimation by Request
      7,560 SF

      2224 State St

      APARTMENT HOUSE (5+ UNITS) • 7,560 SF
      2224 State St, Alton, IL 62002-4380
      View Details

    Similar Nearby for Sale

    • $285,000
      33,150 SF

      Former School with Redevelopment Potential

      Former school building suitable for redevelopment in Alton, Illinois.
      121 W Elm St, Alton, IL 62002
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    • New
      $225,000
      3,826 SF

      Alton Multifamily Investment Opportunity

      Charming five-unit building in Alton, Illinois, for sale.
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      View Details
    • $139,000
      1,594 SF

      Alton, IL Four-Unit Multifamily Property

      Four-unit multifamily property with strong rental history in Alton, IL.
      612 Mechanic St, Alton, IL 62002
      View Details
    • $59,900
      Pending

      Alton Duplex with Two Units

      Duplex in Alton, Illinois, featuring two separate units.
      728-730 E 6Th St, Alton, IL 62002
      View Details
    • $225,000
      3,062 SF

      Commercial Building with Income Apartment

      All-brick commercial building with income-producing apartment in high-traffic area.
      2248 E Broadway, Alton, IL 62002
      View Details
    • $210,000
      1,443 SF

      Multifamily Property with Cottage House

      Multifamily property featuring a main residence and separate cottage house.
      3302 College Ave, Alton, IL 62002
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      24,302 SF

      Alton Retail Space: Beltline Center

      Prime Alton retail space available.
      2600 Homer Adams Pkwy, Alton, IL 62002
      View Details
    • $13 SF/Yr
      21,625 SF

      Prime Corner Retail Space Available

      Corner retail space with high visibility and flexible use options.
      92 Northport Dr, Alton, IL 62002
      View Details
    • $2,948 /Mo

      Commercial Land Ready For Development

      Commercial land suitable for various development projects, high-traffic location.
      3412 Fosterburg Rd, Alton, IL 62002
      View Details
    • Contact for pricing

      Alton Retail Space Available

      Retail space with basement storage in Alton, Illinois.
      2850 Homer Adams Pkwy, Alton, IL 62002
      View Details
    • Contact for pricing
      26,123 SF

      Redeveloped Shopping Center Anchor Space

      Anchor space available in a redeveloped shopping center.
      1705-1721 Homer M Adams Pkwy, Alton, IL 62002
      View Details
    • $665 /Mo
      500 SF

      Office Space in Honke Building

      500 SF office space available for lease in Alton.
      307 Henry St, Alton, IL 62002
      View Details
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    13 Riv Reach Ct
    Alton, IL 62002-7395
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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