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Property profile & analytics
OFF-MARKET
Residential income homes
15 Ashland Ave, River Forest, IL 60305-2103
Individually Owned
1-yr Hold
Property ID
US28-1298332
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1917
Construction
FRAME
Total area
1,935 SF
Lot
0.12 ac (5,340 SF)
APN
15-12-322-018
UPID
US28-1298332
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
-
ReStyled Spaces, Home Staging and Redesign Company Interior Design Home Decor Store
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
Melissa Mitchell · 1 yrs held
Melissa Mitchell
since 2024
7 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 River Forest submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs River Forest 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
$9,891
Tax year 2022
Assessed value
$34,049
Assessed 2022
Previous assessed
$34,049
+0.0% YoY
Effective rate
29.05%
On assessed value
Assessed land
$4,939
Assessed improvement
$29,110
Land market value
$49,390
Improvement market value
$291,100
Total market value
$340,490
Applied tax rate
33,011.0000
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
1917
Construction
FRAME
Heating
NONE
Cooling
CENTRAL
Stories
2
Units
2
Bathrooms
4
Total area
1,935 SF
Lot
0.12 ac (5,340 SF)
APN
15-12-322-018
UPID
US28-1298332
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
Building & site characteristics
From public records
Year built
1917
Construction
FRAME
Heating
NONE
Cooling
Yes
Stories
2
Units
2
Bathrooms
4
Lot
0.12 ac
Current owner
From public records · entity-resolved
Melissa Mitchell
Individual
Mailing address
15 ASHLAND AVE, RIVER FOREST, IL 60305-2103
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 9, 2024
—
Melissa Mitchell
Derrick Mitchell
Intrafamily Transfer
related
—
Apr 19, 2001
—
Melissa W Mitchell
Mitchell,melissa W
Quit Claim Deed
related
$258,000 · Wells Fargo Home Mortgage INC
Aug 4, 1998
$210,000
Melissar R Walcott
Cortina,frank J & Denise M
Grant Deed
$199,500 · Chase Manhattan Mortgage Corp
—
—
Melissa W Mitchell
—
Deed Of Trust
related
$255,000 · Prism Mortgage Co
—
—
Derrick Mitchell
—
Deed Of Trust
related
$352,000 · First Magnus Financial Corp
—
—
Derrick Mitchell
—
Deed Of Trust
related
$252,000 · Chicago Financial Services INC
—
—
Derrick Mitchell
—
Deed Of Trust
related
$70,400 · Charter One 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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