Entity Owned Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1989
Total area
173,612 SF
Lot
6.35 ac (276,606 SF)
Zoning code
C
APN
06-31-200-040
UPID
US28-2075756
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Hotel & Motel
-
Atm
-
Parking Lot & Garage
-
Hotel & Motel
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.87M
CAP Approach
CAP
$19.98M
Comparable Approach
Comparable
$15.35M
Blend (final)
Blend
$14.02M
Owner & transaction history
since 2022
Last sale
$14.5M
2 recorded transactions
Zoning & alternative use
C · Downers Grove, IL
Top alternative use upside
Industrial (general)
$20.2M
+13.6%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$14.02M
Value range
$12.62M – $15.42M
±10% around blend
Estimated value / SF
$81 / SF
Confidence
Property data
88
Market benchmarks
33
Comparable evidence
60
$12.62M
blend $14.02M
$15.42M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
173,612 SF
Lot area
6.35 ac
Year built
1989
APN
06-31-200-040
Zoning
C
Assessed value
$3,607,990
Annual tax
$214,766
3
Income approach: direct capitalization
Partial preview
Income approach indication
$19.98M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$21.65M
@ 6.5% CAP return
$19.98M
@ 7% CAP return
$18.56M
4
Sales comparison
Partial preview
Sales approach indication
$15.35M
Range $13.36M – $22.39M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$14.02M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 22 sales
$102
-21%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $81/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Industrial (general)
Gross theoretical uplift
+14%
vs current-use indication
Hotel/motel · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
9.30%
Implied, in-place cap rate for this hotels
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.30%
9.0%
NOI (est.)
$1.02M *
Last sale · Aug 2022
$14.50M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$10.91M
Move the market yield to see immediate price impact.
Value / SF
$63
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.80%9.30%9.80%
$914k
$10.38M
$9.82M
$9.32M
$1.02M
$11.53M
$10.91M
$10.36M
$1.12M
$12.69M
$12.01M
$11.39M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$214,766
Tax year 2023
Assessed value
$3,607,990
Assessed 2023
Previous assessed
$3,787,960
-4.8% YoY
Effective rate
5.95%
On assessed value
Assessed land
$1,242,220
Assessed improvement
$2,365,770
Land market value
$3,726,660
Improvement market value
$7,097,310
Total market value
$10,823,970
Applied tax rate
6,123.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
1989
Heating
NONE
Total area
173,612 SF
Lot
6.35 ac (276,606 SF)
Zoning code
C
APN
06-31-200-040
UPID
US28-2075756
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
C · Downers Grove, ILZoning C · permitted uses
C · Downers Grove, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1989
Heating
NONE
Lot
6.35 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C
Jurisdiction
Downers Grove, IL
Recorded code
C
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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