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Property profile & analytics
OFF-MARKET
Office buildings
1309 Main St St Charles, IL 60174-1623
Individually Owned
Free & Clear
Property ID
US28-0883401
Property summary
AI-generated overview
This stand-alone building is located on Route 64, offering high visibility. It was previously used for office and legal purposes and is situated at the Randall Road and Route 64 corridor. The building features modern renovations and includes a reception area, office desk, private offices, and storage space. An off-street parking lot provides 4 parking spaces in the front and 3 additional spaces at the rear. The building has a total living area of 1344 square feet and is situated on a lot of 0.2 acres. The zoning is OFFIC. The property is located in St. Charles, IL, in Kane County.
Property profile
Verified
Property type
Office buildings
Use group
COMMERCIAL (GENERAL)
Year built
1957
Total area
1,344 SF
Lot
0.2 ac (8,700 SF)
APN
09-33-127-003
UPID
US28-0883401
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
-
Spring Law, LLC Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
William H Nelson
William H Nelson
since 2025
Last sale
$300,000
4 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 St Charles submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs St Charles 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
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
$6,816
Tax year 2022
Assessed value
$84,413
Assessed 2022
Previous assessed
$71,868
+17.5% YoY
Effective rate
8.07%
On assessed value
Assessed land
$43,330
Assessed improvement
$41,083
Land market value
$129,990
Improvement market value
$123,249
Total market value
$253,239
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
Office buildings
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1957
Heating
NONE
Stories
1
Total area
1,344 SF
Lot
0.2 ac (8,700 SF)
APN
09-33-127-003
UPID
US28-0883401
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
1957
Heating
NONE
Stories
1
Lot
0.2 ac
Current owner
From public records · entity-resolved
William H Nelson
Individual
Free & Clear · 0 yrs held
Mailing address
4215 RIV VW DR, SAINT CHARLES, IL 60175-5646
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 21, 2025
$465,000
William H Nelson
M Kramer LLC
Warranty Deed
—
Jul 2, 2021
$300,000
M Kramer LLC
1309 W Main Street LLC
Warranty Deed
$240,000 · First National Bank
Oct 17, 2016
—
1309 W Main Street LLC
Masoncup Michael W Trust
Quit Claim Deed
related
—
Jan 14, 2014
—
Masoncup,michaele W Trust
Masoncup,michael
Quit Claim Deed
related
—
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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