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Property profile & analytics
OFF-MARKET
Estimated value
$1,465,000
Office buildings
1920 Sheridan Rd, Highland Park, IL 60035-2531
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US28-1492258
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1964
Construction
BRICK
Total area
13,028 SF
Lot
0.32 ac (13,795 SF)
APN
16-23-408-001
UPID
US28-1492258
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
-
Debbie Winton, Baird & Warner Real Estate Agency
-
Laura Kerstein, Baird & Warner Real Estate Agency
-
Rebecca Pesche, Baird & Warner Real Estate Agency
-
Alicia Ilc, Broker at Baird & Warner Real Estate Agency
-
Margie Brooks-Brooks&Co-Baird & Warner Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.53M
Blend (final)
Blend
$1.47M
Owner & transaction history
Dimitriou Sheridan LLC · 18 yrs held
Dimitriou Sheridan LLC
since 2007
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.4M
+49.9%
Auto repair, garage
$2.3M
+44.4%
Restaurant
$2.2M
+41.0%
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 Highland Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Highland Park 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,575,000
Current use
COMMERCIAL (GENERAL)
$2,365,000
Change: +50% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,275,000
Change: +44% · Conversion: Difficult
RESTAURANT
$2,225,000
Change: +41% · Conversion: Moderate
RETAIL STORES
$1,655,000
Change: +5% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$1,460,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$1.47M
Range $1.32M – $1.61M · ±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
$112 / 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
$46,512
Tax year 2023
Assessed value
$493,874
Assessed 2023
Previous assessed
$510,317
-3.2% YoY
Effective rate
9.42%
On assessed value
Assessed land
$267,852
Assessed improvement
$226,022
Land market value
$803,636
Improvement market value
$678,134
Total market value
$1,481,770
Applied tax rate
18,079.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1964
Construction
BRICK
Heating
NONE
Total area
13,028 SF
Lot
0.32 ac (13,795 SF)
APN
16-23-408-001
UPID
US28-1492258
Jurisdiction
LAKE
Metro division
LAKE COUNTY-KENOSHA COUNTY, IL-WI 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
OFFICE BUILDING Current
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$2.3M
RESTAURANT
Est. value
$2.2M
RETAIL STORES
Est. value
$1.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.5M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RESTAURANT
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1964
Construction
BRICK
Heating
NONE
Lot
0.32 ac
Current owner
From public records · entity-resolved
Dimitriou Sheridan LLC
Entity
Mailing address
446 CENTRAL AVE, HIGHLAND PARK, IL 60035-2651
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 12, 2020
—
Dimitriou Management LLC
—
Deed
related
$19,060,000 · First Bk/highland Park
Oct 19, 2007
—
Dimitriou Sheridan LLC
Dimitriou,peter & Maria
Quit Claim Deed
related
—
—
—
Dimitriou Sheridan LLC
—
Deed Of Trust
related
$21,708,000 · First Bk/highland Park
—
—
Dimitriou Management LLC
—
Deed Of Trust
related
$500,000 · First Bk/highland Park
—
—
Dimitriou Sheridan LLC
—
Deed Of Trust
related
$17,958,345 · First Midwest Bank
—
—
Peter Dimitriou
—
Deed Of Trust
related
$737,000 · Bank One NA
—
—
Dimitriou Management LLC
—
Loan Modification
related
$19,060,000 · First Bk/highland Park
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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