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Property profile & analytics
OFF-MARKET
Estimated value
$4,475,000
Commercial real estate
185 Randall Rd, Batavia, IL 60510-9293
Entity Owned
Free & Clear
Property ID
US28-3185856
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Lot
0.73 ac (31,798 SF)
APN
12-20-230-025
UPID
US28-3185856
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
-
Chick-fil-A Restaurant Take-out & Catering
-
BMO Bank N.A Branches Bank Loan Service
-
Bank of the West Bank Loan Service
-
BMO Harris Bank ATM Atm
-
BMO Harris Bank Mortgage Loan Service Bank
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.48M
Owner & transaction history
Sower L Vfii Batavia 165 LLC
Sower L Vfii Batavia 165 LLC
since 2025
Last sale
$4.5M
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 Batavia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Batavia 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
$11,824
Tax year 2022
Assessed value
$137,465
Assessed 2022
Previous assessed
$132,356
+3.9% YoY
Effective rate
8.60%
On assessed value
Assessed land
$137,465
Land market value
$412,395
Total market value
$412,395
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
Heating
NONE
Lot
0.73 ac (31,798 SF)
APN
12-20-230-025
UPID
US28-3185856
Jurisdiction
KANE
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
Heating
NONE
Lot
0.73 ac
Current owner
From public records · entity-resolved
Sower L Vfii Batavia 165 LLC
Entity
Free & Clear · 0 yrs held
Mailing address
1401 BROAD ST, CLIFTON, NJ 07013-4236
Ownership since
2025
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
Sep 26, 2025
$4,475,000
Sower L Vfii Batavia 165 LLC
Batavia Randall LLC
Special Warranty Deed
—
Apr 26, 2023
—
Batavia Randall LLC
—
Deed
related
$2,495,773 · Provident Bank
Oct 30, 2020
—
Batavia Randall LLC
—
Deed
related
$336,000 · Old Second Nat'l Bk
Mar 27, 2014
$4,817,000
Batavia Randall LLC
Paragon Batavia LLC
Grant Deed
—
May 8, 2013
$3,100,000
Northwest Boulevard INC
Sheriff Of Kane County
Trustees Deed
related
—
Apr 2, 2013
$3,500,000
Paragon Batavia LLC
Northwest Boulevard INC
Quit Claim Deed
related
$3,300,000 · Signature Bank
Aug 2, 2012
$3,100,000
Northwest Boulevard INC
Sheriff Of Kane County
Trustees Deed
related
—
May 13, 2010
—
Randall & Mckee LLC
Batavia 2005 LLC
Quit Claim Deed
related
—
—
—
Batavia Randall LLC
—
Loan Modification
related
$336,000 · Old Second Nat'l Bk
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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