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Property profile & analytics
OFF-MARKET
Estimated value
$6,970,000
Office buildings
2211 Butterfield Rd, Downers Grove, IL 60515-1493
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US28-4214918
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
53,212 SF
Lot
4.4 ac (191,664 SF)
Zoning code
C
APN
05-25-414-015
UPID
US28-4214918
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
-
Newins Insurance Agency Holdings Insurance Agency
-
Prudent Pet Insurance Financial Advisor Insurance Agency
-
Illinois Vehicle Auto Insurance Corporate Office Insurance Agency
-
Kemper Auto Downers Grove (Formerly American Access) Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.03M
Blend (final)
Blend
$6.97M
Owner & transaction history
American Access Casualty Co · 11 yrs held
American Access Casualty Co
since 2014
4 recorded transactions
Zoning & alternative use
C · Downers Grove, IL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$11.5M
+20.2%
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 Downers Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Downers Grove 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
$9,535,000
Current use
RETAIL STORES
$11,465,000
Change: +20% · Conversion: Moderate
Blend value · Realmo final
$6.97M
Range $6.27M – $7.67M · ±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
$131 / 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
$129,036
Tax year 2023
Assessed value
$2,116,690
Assessed 2023
Previous assessed
$1,945,500
+8.8% YoY
Effective rate
6.10%
On assessed value
Assessed land
$811,150
Assessed improvement
$1,305,540
Land market value
$2,433,450
Improvement market value
$3,916,620
Total market value
$6,350,070
Applied tax rate
5,107.0000
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
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
2
Total area
53,212 SF
Lot
4.4 ac (191,664 SF)
Zoning code
C
APN
05-25-414-015
UPID
US28-4214918
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
C · Downers Grove, IL
Zoning C · permitted uses
C · Downers Grove, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Downers Grove. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$9.5M
RETAIL STORES
Est. value
$11.5M
OFFICE BUILDING Current
RETAIL STORES
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
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
2
Lot
4.4 ac
Current owner
From public records · entity-resolved
American Access Casualty Co
Entity
Mailing address
2211 BUTTERFIELD RD, DOWNERS GROVE, IL 60515-1493
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 10, 2014
$5,075,000
American Access Casualty Co
Madison One LLC
Grant Deed
—
Feb 11, 2014
—
Madison One LLC
Emig Mill Partners
Quit Claim Deed
related
$2,500,000 · 2211 Butterfield LLC
—
—
Madison One LLC
—
Loan Modification
related
$9,000,000 · 2211 Butterfield LLC
—
—
Butterfield Two LLC
—
Deed Of Trust
related
$1,000,000 · American Chartered 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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