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Property profile & analytics
OFF-MARKET
Estimated value
$2,100,000
Office Spaces
1325 Lk St, Aurora, IL 60506-2409
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US28-2708828
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2008
Construction
CONCRETE BLOCKS
Total area
12,400 SF
Lot
1.35 ac (58,806 SF)
APN
15-10-352-047
UPID
US28-2708828
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
-
Social Security Office Social Security Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.61M
CAP Approach
CAP
$2.58M
Comparable Approach
Comparable
$2.28M
Blend (final)
Blend
$2.10M
Owner & transaction history
Gh Aurora LLC · 3 yrs held
Gh Aurora LLC
since 2023
Last sale
$2.2M
6 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 Aurora submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Aurora 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
$1,425,000
ML approach
$1,610,000
CAP Approach
CAP Return
Estimation
6%
$2,790,000
6.5%
$2,575,000
7%
$2,390,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,370,000
Current use
Blend value · Realmo final
$2.10M
Range $1.89M – $2.31M · ±10% · vs last sale $2.21M (May 25 2023)
Last sale anchor
$2.21M
May 25 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
$169 / 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
$91,900
Tax year 2022
Assessed value
$1,038,193
Assessed 2022
Previous assessed
$966,570
+7.4% YoY
Effective rate
8.85%
On assessed value
Assessed land
$127,121
Assessed improvement
$911,072
Land market value
$381,363
Improvement market value
$2,733,216
Total market value
$3,114,579
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 Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2008
Construction
CONCRETE BLOCKS
Heating
NONE
Stories
1
Total area
12,400 SF
Lot
1.35 ac (58,806 SF)
APN
15-10-352-047
UPID
US28-2708828
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
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.4M
COMMERCIAL (GENERAL) 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
2008
Construction
CONCRETE BLOCKS
Heating
NONE
Stories
1
Lot
1.35 ac
Current owner
From public records · entity-resolved
Gh Aurora LLC
Entity
Mailing address
2055 WOOD ST STE #116, SARASOTA, FL 34237-7928
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 25, 2023
$2,214,000
Gh Aurora LLC
Chicago Title Land Trust Company
Deed
$1,439,100 · Atlanta Postal Cu
May 5, 2011
—
Trust 8002356733
Trust 9635
Quit Claim Deed
related
—
Apr 18, 2011
$2,898,000
Trust 8200356733
Trust 9635
Quit Claim Deed
related
—
Mar 21, 2011
—
Trust 9635
Provena Hospitals
Quit Claim Deed
related
—
Jan 17, 2006
$2,000,000
Trust 9635
Trust 7073
Grant Deed
related
$1,500,000 · Old Second National Bank
—
—
Osnb Trust 9635
—
Deed Of Trust
related
$80,000 · 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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