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Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Commercial real estate
15 Cass Ave, Westmont, IL 60559-2074
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US28-5233937
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1947
Total area
3,650 SF
Lot
0.09 ac (3,920 SF)
Zoning code
A
APN
09-10-112-013
UPID
US28-5233937
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
-
Krimson Security & Fingerprinting Fingerprinting Service Notary Public
-
Kuts 'n Such Hair Design Hair Salon Nail Salon
-
The Mane Lab Hair Salon
-
Krimson Investigations And Process Service, LLC Law Firm
-
Bacuri Bakery & Café Take-out & Catering Catering Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$715k
CAP Approach
CAP
$950k
Comparable Approach
Comparable
$503k
Blend (final)
Blend
$700k
Owner & transaction history
Daniel J Glover · 2 yrs held
Daniel J Glover
since 2023
Last sale
$682,500
7 recorded transactions
Zoning & alternative use
A · Westmont, IL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$820,000
+24.0%
Retail stores
$785,000
+18.6%
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 Westmont submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westmont 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
$725,000
ML approach
$715,000
CAP Approach
CAP Return
Estimation
6%
$1,025,000
6.5%
$950,000
7%
$880,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$665,000
Current use
MEDICAL BUILDING
$820,000
Change: +24% · Conversion: Easy
RETAIL STORES
$785,000
Change: +19% · Conversion: Easy
OFFICE BUILDING
$655,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$700k
Range $630k – $770k · ±10% · vs last sale $683k (Oct 5 2023)
Last sale anchor
$683k
Oct 5 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
$192 / 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
$8,744
Tax year 2023
Assessed value
$131,070
Assessed 2023
Previous assessed
$121,360
+8.0% YoY
Effective rate
6.67%
On assessed value
Assessed land
$39,000
Assessed improvement
$92,070
Land market value
$117,000
Improvement market value
$276,210
Total market value
$393,210
Applied tax rate
9,547.0000
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
1947
Heating
NONE
Stories
3
Total area
3,650 SF
Lot
0.09 ac (3,920 SF)
Zoning code
A
APN
09-10-112-013
UPID
US28-5233937
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
A · Westmont, IL
Zoning A · permitted uses
A · Westmont, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Westmont. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$665,000
MEDICAL BUILDING
Est. value
$820,000
RETAIL STORES
Est. value
$785,000
OFFICE BUILDING
Est. value
$655,000
COMMERCIAL (GENERAL) Current
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
1947
Heating
NONE
Stories
3
Lot
0.09 ac
Current owner
From public records · entity-resolved
Daniel J Glover
Individual
Mailing address
15 N CASS AVE, WESTMONT, IL 60559-2074
Mailing matches property
Yes
Owner-occupied
Yes
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 5, 2023
$682,500
Daniel J Glover
Properties By Aaa LLC
Warranty Deed
$450,000 · Hinsdale Bank & Trust Co
Apr 5, 2021
$350,000
Properties By Aaa LLC
Timothy Giana Copoulos
Warranty Deed
—
Mar 18, 2005
$400,000
Timothy Gianacopoulos
Matocha C J 2004 Trust
Warranty Deed
$320,000 · Lasalle National Bank
Oct 25, 2004
—
Matocha Charles J 2004 Trust
Matocha,charles
Quit Claim Deed
related
—
—
—
Gianacopoulos,t & G M Trust
—
Deed Of Trust
related
$56,000 · Hinsdale Bk&tr
—
—
Gianacopoulos,timothy & Gina M
—
Deed Of Trust
related
$293,945 · Hinsdale Bk&tr
—
—
Timothy M Gianacopoulos
—
Loan Modification
related
—
—
—
Gianacopoulos,t & G M Trust
—
Loan Modification
related
$215,000 · Hinsdale Bk&tr
—
—
Timothy Gianacopoulos
—
Deed Of Trust
related
$93,596 · Bank Of America
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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