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Property profile & analytics
OFF-MARKET
Estimated value
$3,150,000
Office buildings
1325 Park W Ave, Highland Park, IL 60035-2206
Trust Owned
7-yr Hold
Free & Clear
Property ID
US28-2371850
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1996
Construction
BRICK
Total area
23,970 SF
Lot
6.34 ac (276,170 SF)
APN
16-22-104-008
UPID
US28-2371850
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
-
Gerber Collision & Glass Auto Repair Shop
-
Dave's Northshore Towing Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.07M
Blend (final)
Blend
$3.15M
Owner & transaction history
Trust No Bev-4720 · 7 yrs held
Trust No Bev-4720
since 2019
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.4M
+49.9%
Auto repair, garage
$4.2M
+44.4%
Restaurant
$4.1M
+41.0%
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 Highland Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Highland Park 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,900,000
Current use
COMMERCIAL (GENERAL)
$4,350,000
Change: +50% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,190,000
Change: +44% · Conversion: Difficult
RESTAURANT
$4,090,000
Change: +41% · Conversion: Moderate
RETAIL STORES
$3,050,000
Change: +5% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$2,685,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$3.15M
Range $2.84M – $3.47M · ±10%
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
$131 / 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
$101,765
Tax year 2023
Assessed value
$1,311,366
Assessed 2023
Previous assessed
$1,130,063
+16.0% YoY
Effective rate
7.76%
On assessed value
Assessed land
$826,205
Assessed improvement
$485,161
Land market value
$2,478,863
Improvement market value
$1,455,629
Total market value
$3,934,492
Applied tax rate
18,007.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1996
Construction
BRICK
Heating
NONE
Total area
23,970 SF
Lot
6.34 ac (276,170 SF)
APN
16-22-104-008
UPID
US28-2371850
Jurisdiction
LAKE
Metro division
LAKE COUNTY-KENOSHA COUNTY, IL-WI 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
OFFICE BUILDING Current
Est. value
$2.9M
COMMERCIAL (GENERAL)
Est. value
$4.4M
AUTO REPAIR, GARAGE
Est. value
$4.2M
RESTAURANT
Est. value
$4.1M
RETAIL STORES
Est. value
$3.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.7M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RESTAURANT
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1996
Construction
BRICK
Heating
NONE
Lot
6.34 ac
Current owner
From public records · entity-resolved
Trust No Bev-4720
Trust
Free & Clear · 7 yrs held
Mailing address
10258 S WESTERN AVE STE #201, CHICAGO, IL 60643-1947
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 11, 2019
—
Trust No Bev-4720
Trust Number 9970
Quit Claim Deed
—
Jan 17, 2018
—
Trust 9970
—
Grant Deed
related
$6,000,000 · Libertyville Bk
—
—
Trust 9970
—
Deed Of Trust
related
$2,700,000 · Northside Community Bank
—
—
Trust 9970
—
Deed Of Trust
related
$2,300,000 · Lake Forest Bank & Trust Co
—
—
Northside Community Bank Ttee
—
Deed Of Trust
related
$2,450,000 · Northside Community 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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