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Property profile & analytics
OFF-MARKET
Estimated value
$540,000
Residential income homes
1417 31st St 2 La Grange Park, IL 60526-1315
Individually Owned
2-yr Hold
Free & Clear
Property ID
US28-1076254
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1952
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,537 SF
Lot
0.07 ac (3,125 SF)
APN
15-27-326-026
UPID
US28-1076254
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$565k
CAP Approach
CAP
$705k
Comparable Approach
Comparable
$491k
Blend (final)
Blend
$540k
Owner & transaction history
Michael S Tangorra · 2 yrs held
Michael S Tangorra
since 2023
Last sale
$530,000
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$775,000
+30.3%
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 La Grange Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Grange 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
$590,000
ML approach
$565,000
CAP Approach
CAP Return
Estimation
6%
$765,000
6.5%
$705,000
7%
$655,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$595,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$775,000
Change: +30% · Conversion: Difficult
RETAIL STORES
$525,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$540k
Range $486k – $594k · ±10% · vs last sale $530k (Aug 28 2023)
Last sale anchor
$530k
Aug 28 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
$153 / 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
$2,366
Tax year 2022
Assessed value
$6,265
Assessed 2022
Previous assessed
$6,265
+0.0% YoY
Effective rate
37.77%
On assessed value
Assessed land
$1,875
Assessed improvement
$4,390
Land market value
$18,750
Improvement market value
$43,900
Total market value
$62,650
Applied tax rate
31,051.0000
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
1952
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Stories
2
Units
4
Bathrooms
4
Total area
3,537 SF
Lot
0.07 ac (3,125 SF)
APN
15-27-326-026
UPID
US28-1076254
Jurisdiction
COOK
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$595,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$775,000
RETAIL STORES
Est. value
$525,000
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1952
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
2
Units
4
Bathrooms
4
Lot
0.07 ac
Current owner
From public records · entity-resolved
Michael S Tangorra
Individual
Free & Clear · 2 yrs held
Mailing address
713 N LA GRANGE RD, LA GRANGE PARK, IL 60526-1500
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 28, 2023
—
Michael S Tangorra
Michael Tangorra
Intrafamily Transfer
related
—
Jul 22, 2022
$530,000
Michael Tangorra
Aurimas Vertelis
Warranty Deed
$397,500 · Wintrust Mortgage
Nov 19, 2021
$360,000
Aurimas Vertelis
Far Reaching Investments LLC
Warranty Deed
$288,000 · Midwest Community Bank
Dec 16, 2013
$391,000
Far Reaching Investments LLC
Chicago Title Land Trust Co
Grant Deed
—
—
—
Failla Enterprise
—
Deed Of Trust
related
$8,200 · First National Bank Brookfield
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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