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Property profile & analytics
OFF-MARKET
Estimated value
$750,000
Residential income homes
2031 Parkside Dr, Park Ridge, IL 60068-1080
Individually Owned
4-yr Hold
Property ID
US28-1468093
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1978
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,500 SF
Lot
0.15 ac (6,358 SF)
APN
09-15-403-082
UPID
US28-1468093
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
$825k
CAP Approach
CAP
$900k
Comparable Approach
Comparable
$862k
Blend (final)
Blend
$750k
Owner & transaction history
Edward Stoia · 4 yrs held
Edward Stoia
since 2021
Last sale
$653,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$985,000
+8.5%
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 Park Ridge submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Park Ridge 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
$785,000
ML approach
$825,000
CAP Approach
CAP Return
Estimation
6%
$975,000
6.5%
$900,000
7%
$835,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$910,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$985,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$750k
Range $675k – $825k · ±10% · vs last sale $653k (Sep 24 2021)
Last sale anchor
$653k
Sep 24 2021
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
$167 / 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
$13,839
Tax year 2022
Assessed value
$60,999
Assessed 2022
Previous assessed
$60,999
+0.0% YoY
Effective rate
22.69%
On assessed value
Assessed land
$4,132
Assessed improvement
$56,867
Land market value
$41,320
Improvement market value
$568,670
Total market value
$609,990
Applied tax rate
22,102.0000
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
1978
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
CENTRAL
Stories
2
Units
2
Bathrooms
4
Total area
4,500 SF
Lot
0.15 ac (6,358 SF)
APN
09-15-403-082
UPID
US28-1468093
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
$910,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$985,000
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
1978
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
2
Units
2
Bathrooms
4
Lot
0.15 ac
Current owner
From public records · entity-resolved
Edward Stoia
Individual
Mailing address
2031 PARKSIDE DR, PARK RIDGE, IL 60068-1080
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 24, 2021
$653,000
Edward Stoia
Chicago Title Land Trust Company
Deed
$555,050 · Waterman Bank
Nov 1, 2013
—
Trust 25-7008
Guardia,irma D
Grant Deed
related
—
Sep 17, 2013
—
Irma De La Guardia
Trust 25-7008
Grant Deed
related
—
Aug 3, 2012
—
Trust 25-7008
Pagan,olga E
Quit Claim Deed
related
—
Nov 15, 2011
—
Irma De La Guardia
Chicago Title Land Trust Company
Deed
$207,000 · Wells Fargo Bank NA
Jul 13, 2005
—
Trust 25-7008
Delaguardia,irma
Warranty Deed
related
—
Feb 23, 2000
$405,000
Olga E Pagan
Gorowiak,joan M
Grant Deed
$323,400 · Ambanc Mortgage INC
—
—
Elizabeth A Hansen
—
Deed Of Trust
related
$101,000 · Homeside Lending INC
—
—
Irma A Delaguarda
—
Deed Of Trust
related
$328,000 · Ambanc Mortgage INC
—
—
Irma R Delaguardia
—
Deed Of Trust
related
$328,000 · Ambanc Mortgage INC
—
—
Olga W Pagan
—
Deed Of Trust
related
$350,000 · Homecomings Financial Network
—
—
Irma A Delaguarda
—
Deed Of Trust
related
$335,000 · Homecomings Financial Network
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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