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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Residential income homes
1530 Clinton Pl 34 River Forest, IL 60305-1208
Individually Owned
14-yr Hold
~
Est. High Equity
Property ID
US28-0635292
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1953
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,044 SF
Lot
0.22 ac (9,400 SF)
APN
15-01-203-025
UPID
US28-0635292
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
$365k
CAP Approach
CAP
$610k
Comparable Approach
Comparable
$636k
Blend (final)
Blend
$510k
Owner & transaction history
Miguel Escobedo · 14 yrs held
Miguel Escobedo
since 2011
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$665,000
+0.9%
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
Method
Estimation
Statistic approach
by Request
ML approach
$365,000
CAP Approach
CAP Return
Estimation
6%
$660,000
6.5%
$610,000
7%
$565,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$660,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$665,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$510k
Range $459k – $561k · ±10%
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
$168 / 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
$13,696
Tax year 2022
Assessed value
$42,414
Assessed 2022
Previous assessed
$42,414
+0.0% YoY
Effective rate
32.29%
On assessed value
Assessed land
$12,455
Assessed improvement
$29,959
Land market value
$124,550
Improvement market value
$299,590
Total market value
$424,140
Applied tax rate
33,012.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1953
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
CENTRAL
Stories
2
Units
2
Bathrooms
2
Total area
3,044 SF
Lot
0.22 ac (9,400 SF)
APN
15-01-203-025
UPID
US28-0635292
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
$660,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$665,000
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
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
1953
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
2
Units
2
Bathrooms
2
Lot
0.22 ac
Current owner
From public records · entity-resolved
Miguel Escobedo
Individual
Mailing address
421 N GRV AVE, OAK PARK, IL 60302-2025
Ownership since
2011
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
Aug 10, 2011
$580,000
Miguel Escobedo
Pb Il Oreo LLC
Grant Deed
$430,000 · Tcf National Bank
Dec 30, 2010
—
Pb Il Oreo LLC
Allen,robert P
Warranty Deed
related
—
Aug 19, 2004
—
Robert P Allen
—
Trustees Deed
related
$250,000 · Private Bank & Trust Co
Oct 21, 2003
—
Robert P Allen
—
Deed Of Trust
related
$1,750,000 · Private Bank & Trust Co
Sep 19, 2003
—
Robert P Allen
Allen,lisa C
Quit Claim Deed
related
$325,000 · Washington Mutual Fsb
Jul 9, 2002
—
Allen Land Development Co
—
Deed Of Trust
related
$1,750,000 · Private Bank & Trust Co
Aug 19, 1998
$294,000
Robert P Allen
Firstar Bank Illinois Trustee
Grant Deed
$235,200 · Private Bank & Trust Co
—
—
Robert P Allen
—
Deed Of Trust
related
$295,000 · Private Bank & Trust Co
—
—
Robert P Allen
—
Deed Of Trust
related
$450,000 · Private Bank & Trust Co
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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