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Property profile & analytics
OFF-MARKET
Estimated value
$2,685,000
Commercial real estate
1335 Arlington Hts Rd, Itasca, IL 60143-2678
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US28-5714893
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
10,400 SF
Lot
0.98 ac (42,689 SF)
Zoning code
C
APN
03-05-201-056
UPID
US28-5714893
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
-
Tutor Time of Itasca Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.75M
CAP Approach
CAP
$2.70M
Comparable Approach
Comparable
$2.82M
Blend (final)
Blend
$2.69M
Owner & transaction history
Sarna Tutor LLC · 2 yrs held
Sarna Tutor LLC
since 2023
Last sale
$2.7M
2 recorded transactions
Zoning & alternative use
C · Itasca, IL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.7M
+113.8%
Restaurant
$3.2M
+87.9%
Medical building
$2.3M
+36.1%
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 Itasca submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Itasca 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
$2,815,000
ML approach
$2,745,000
CAP Approach
CAP Return
Estimation
6%
$2,925,000
6.5%
$2,700,000
7%
$2,505,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,720,000
Current use
AUTO REPAIR, GARAGE
$3,680,000
Change: +114% · Conversion: Difficult
RESTAURANT
$3,235,000
Change: +88% · Conversion: Difficult
MEDICAL BUILDING
$2,345,000
Change: +36% · Conversion: Easy
RETAIL STORES
$2,240,000
Change: +30% · Conversion: Easy
OFFICE BUILDING
$1,865,000
Change: +8% · Conversion: Easy
Blend value · Realmo final
$2.69M
Range $2.42M – $2.95M · ±10% · vs last sale $2.65M (Oct 12 2023)
Last sale anchor
$2.65M
Oct 12 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
$258 / 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
$42,843
Tax year 2023
Assessed value
$594,270
Assessed 2023
Previous assessed
$557,480
+6.6% YoY
Effective rate
7.21%
On assessed value
Assessed land
$226,640
Assessed improvement
$367,630
Land market value
$679,920
Improvement market value
$1,102,890
Total market value
$1,782,810
Applied tax rate
3,088.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Total area
10,400 SF
Lot
0.98 ac (42,689 SF)
Zoning code
C
APN
03-05-201-056
UPID
US28-5714893
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
C · Itasca, IL
Zoning C · permitted uses
C · Itasca, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Itasca. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$3.7M
RESTAURANT
Est. value
$3.2M
MEDICAL BUILDING
Est. value
$2.3M
RETAIL STORES
Est. value
$2.2M
OFFICE BUILDING
Est. value
$1.9M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RESTAURANT
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
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
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Lot
0.98 ac
Current owner
From public records · entity-resolved
Sarna Tutor LLC
Entity
Mailing address
1300 SW PARK AVE APT #1608, PORTLAND, OR 97201-3655
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 12, 2023
$2,650,000
Sarna Tutor LLC
17 28th Avenue Co
Special Warranty Deed
$1,563,500 · Keypoint Cu
Dec 12, 2003
$230,000
17 28th Avenue Co
Insite Itasca LLC
Grant Deed
—
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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