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Property profile & analytics
OFF-MARKET
Estimated value
$3,600,000
Commercial real estate
21000 Frankfort Sq Rd Ste M, Frankfort, IL 60423-9386
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US28-3227967
Property summary
AI-generated overview
This exceptional retail opportunity is located at 21000 S Frankfort Square Rd, Frankfort, IL 60423, a prominent location in Will County on busy Route 30, serving the Frankfort and Mokena communities. The property is a strip center totaling 23,138 square feet and features multiple suites. Currently, three spaces are available for lease, ranging from approximately 1,331 to 1,871 square feet. An end-cap suite of approximately 1,871 square feet is available, as well as a suite of approximately 1,331 square feet. Additionally, a significant 48,000 square foot outlot is available for sale. The landlord is offering tenant improvement contributions to assist with build-out, including hood and grease trap installation, making this an attractive option for restaurant operators. The property benefits from multiple access points and a traffic light at Frankfort Square Road, ensuring high visibility and accessibility. This high-income area boasts a strong population density. Will County taxes apply. This is an ideal location for businesses seeking high visibility and access to a thriving community.
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2008
Construction
STEEL FRAME
Total area
23,596 SF
Lot
1.85 ac (80,586 SF)
APN
19-09-24-101-027
UPID
US28-3227967
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
-
Arlee Holt: Allstate Insurance Insurance Agency
-
Coldwell Banker Residential Brokerage - Frankfort Real Estate Agency
-
InstantPharmacy Pharmacy
-
Westside Foundation Charitable Organization Social Service Agency
-
William Goldsmith, Coldwell Banker Realty Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.60M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.77M
Blend (final)
Blend
$3.60M
Owner & transaction history
Krishnas Frankfort LLC · 2 yrs held
Krishnas Frankfort LLC
since 2024
Last sale
$3.6M
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 Frankfort submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Frankfort 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
$3,600,000
ML approach
$3,600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.60M
Range $3.24M – $3.96M · ±10% · vs last sale $3.60M (Feb 21 2024)
Last sale anchor
$3.60M
Feb 21 2024
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
$153 / 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
$34,723
Tax year 2023
Assessed value
$365,152
Assessed 2023
Previous assessed
$365,152
+0.0% YoY
Effective rate
9.51%
On assessed value
Assessed land
$67,155
Assessed improvement
$297,997
Land market value
$201,465
Improvement market value
$893,991
Total market value
$1,095,456
Applied tax rate
1,958.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2008
Construction
STEEL FRAME
Heating
NONE
Stories
1
Total area
23,596 SF
Lot
1.85 ac (80,586 SF)
APN
19-09-24-101-027
UPID
US28-3227967
Jurisdiction
WILL
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
2008
Construction
STEEL FRAME
Heating
NONE
Stories
1
Lot
1.85 ac
Current owner
From public records · entity-resolved
Krishnas Frankfort LLC
Entity
Mailing address
8868 WILDFIRE CT, DAYTON, OH 45458-6073
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 21, 2024
$3,600,000
Krishnas Frankfort LLC
Frankfort Plaza Sc LLC
Special Warranty Deed
$3,000,000 · Park National Bank
Nov 30, 2015
—
Frankfort Plaza Sc LLC
Frankfort Plaza LLC
Quit Claim Deed
$2,550,000 · Benefit Street Ptrs Cre Fin Ll
Jun 5, 2014
$1,335,000
Frankfort Plaza LLC
Dearborn Street Holdings LLC-s
Grant Deed
—
Jan 27, 2010
—
Amcore Bank NA
Intercounty Judicial Sales Cor
Trustees Deed
related
—
—
—
Route 30 & 78th Avenue LLC
—
Deed Of Trust
related
$720,000 · Amcore Bk
—
—
Route 30 & 78th Avenue LLC
—
Deed Of Trust
related
$455,075 · Amcore Bk
—
—
Route 30 & 78th Avenue LLC
—
Deed Of Trust
related
$4,750,000 · Amcore Bk
—
—
Route 30 & 78th Avenue LLC
—
Deed Of Trust
related
$3,432,000 · Amcore 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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