Entity Owned 
For Sale
1 / 10
$20,960,000
21164 S La Grange Rd, Frankfort, IL 60423
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Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1992
Construction
STEEL FRAME
Total area
103,663 SF
Lot
13.06 ac (568,894 SF)
APN
19-09-21-407-007
UPID
US28-2131967
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Gym & Fitness Center
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$24.22M
Comparable Approach
Comparable
$16.67M
Blend (final)
Blend
$20.96M
Owner & transaction history
since 2021
Last sale
$20.8M
7 recorded transactions
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$20.96M
Value range
$18.86M – $23.06M
±10% around blend
Estimated value / SF
$202 / SF
Confidence
Property data
88
Market benchmarks
100
Comparable evidence
60
$18.86M
blend $20.96M
$23.06M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
103,663 SF
Lot area
13.06 ac
Year built
1992
Stories
2
APN
19-09-21-407-007
Assessed value
$3,727,734
Annual tax
$315,005
3
Income approach: direct capitalization
Partial preview
Income approach indication
$24.22M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$26.24M
@ 6.5% CAP return
$24.22M
@ 7% CAP return
$22.49M
4
Sales comparison
Partial preview
Sales approach indication
$16.67M
Range $12.15M – $22.21M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$20.96M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 64 sales
$159
+27%
Submarket 64 sales
$159
+27%
County 497 sales
$157
+29%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $202/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
7.00%
Implied, in-place cap rate for this commercial real estate
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.00%
9.0%
NOI (est.)
$1.45M *
Last sale · Mar 2021
$20.75M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$20.75M
Move the market yield to see immediate price impact.
Value / SF
$200
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
6.50%7.00%7.50%
$1.31M
$20.11M
$18.68M
$17.43M
$1.45M
$22.35M
$20.75M
$19.37M
$1.60M
$24.58M
$22.82M
$21.30M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$315,005
Tax year 2023
Assessed value
$3,727,734
Assessed 2023
Previous assessed
$3,727,734
+0.0% YoY
Effective rate
8.45%
On assessed value
Assessed land
$1,086,511
Assessed improvement
$2,641,223
Land market value
$3,259,533
Improvement market value
$7,923,669
Total market value
$11,183,202
Applied tax rate
1,906.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
For Sale
Year built
1992
Construction
STEEL FRAME
Heating
NONE
Cooling
YES
Stories
2
Total area
103,663 SF
Lot
13.06 ac (568,894 SF)
APN
19-09-21-407-007
UPID
US28-2131967
Jurisdiction
WILL
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
Building & site characteristics
From public records
Year built
1992
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
2
Lot
13.06 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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