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Property profile & analytics
OFF-MARKET
Estimated value
$1,410,000
Retail residential properties
1717 Glenview Rd Glenview, IL 60025-2977
Trust Owned
13-yr Hold
~
Est. High Equity
Property ID
US28-0267681
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1953
Total area
7,450 SF
Lot
0.15 ac (6,340 SF)
APN
04-35-400-011
UPID
US28-0267681
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
by Request
CAP Approach
CAP
$1.94M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.41M
Owner & transaction history
Kornmesser Gunther Trust · 13 yrs held
Kornmesser Gunther Trust
since 2013
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 Glenview submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Glenview 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
by Request
CAP Approach
CAP Return
Estimation
6%
$2,095,000
6.5%
$1,935,000
7%
$1,795,000
Blend value · Realmo final
$1.41M
Range $1.27M – $1.55M · ±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
$189 / 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
$21,192
Tax year 2022
Assessed value
$98,525
Assessed 2022
Previous assessed
$81,793
+20.5% YoY
Effective rate
21.51%
On assessed value
Assessed land
$13,314
Assessed improvement
$85,211
Land market value
$133,140
Improvement market value
$852,110
Total market value
$985,250
Applied tax rate
25,038.0000
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
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1953
Heating
NONE
Cooling
YES
Stories
2
Bathrooms
7
Total area
7,450 SF
Lot
0.15 ac (6,340 SF)
APN
04-35-400-011
UPID
US28-0267681
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
1953
Heating
NONE
Cooling
Yes
Stories
2
Bathrooms
7
Lot
0.15 ac
Current owner
From public records · entity-resolved
Kornmesser Gunther Trust
Trust
Mailing address
2500 E LK AVE, GLENVIEW, IL 60026-2600
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 8, 2013
$750,000
Kornmesser Gunther Trust
North Cmnty Bk
Grant Deed
related
$562,500 · Northside Community Bank
Jun 8, 2011
—
Northside Cmnty Bk
Intercounty Judicial Sales Cor
Trustees Deed
related
—
Jun 2, 2006
—
Charles R Frontczak
—
Trustees Deed
related
$300,000 · Andrew Lee
Mar 6, 2002
—
Anna G Frontczak
Piwowarczyk,grazyna
Grant Deed
$435,000 · Alliance Bank Fsb
Dec 16, 1999
$485,000
Grazyna Piwowarczyk
Swanson Trust
Grant Deed
$318,750 · Fidelity Fsb
—
—
Charles R Frontczak
—
Deed Of Trust
related
$2,350,000 · Plaza Bank NA
—
—
Charles Frontczak
—
Deed Of Trust
related
$1,450,000 · Northside Community Bank
—
—
Charles Frontczak
—
Deed Of Trust
related
$200,000 · Village Bk & Tr Arlington Hts
—
—
Charles G Frontczak
—
Deed Of Trust
related
$645,000 · A J Smith Fsb
—
—
Kornmesser,gunther Trust
—
Deed Of Trust
related
$110,000 · Northside Cmnty Bk
—
—
Charles R Frontczak
—
Deed Of Trust
related
$300,000 · First Commercial 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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