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Property profile & analytics
OFF-MARKET
Estimated value
$11,200,000
Apartment buildings
2215 Pepper Vly Dr, Geneva, IL 60134-1768
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US28-2574455
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1974
Total area
81,630 SF
Lot
4.56 ac (198,634 SF)
APN
12-04-329-045
UPID
US28-2574455
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
-
Costello & Costello Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.20M
CAP Approach
CAP
$14.57M
Comparable Approach
Comparable
$10.11M
Blend (final)
Blend
$11.20M
Owner & transaction history
Pepper Valley Geneva LLC · 2 yrs held
Pepper Valley Geneva LLC
since 2024
Last sale
$11.2M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$16.2M
+3.3%
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 Geneva submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Geneva 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
$11,200,000
ML approach
$11,200,000
CAP Approach
CAP Return
Estimation
6%
$15,785,000
6.5%
$14,570,000
7%
$13,530,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$15,700,000
Current use
COMMERCIAL (GENERAL)
$16,220,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$11.20M
Range $10.08M – $12.32M · ±10% · vs last sale $11.20M (Jan 18 2024)
Last sale anchor
$11.20M
Jan 18 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
$137 / 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
$156,136
Tax year 2022
Assessed value
$1,870,000
Assessed 2022
Previous assessed
$1,870,000
+0.0% YoY
Effective rate
8.35%
On assessed value
Assessed land
$595,011
Assessed improvement
$1,274,989
Land market value
$1,785,033
Improvement market value
$3,824,967
Total market value
$5,610,000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1974
Heating
NONE
Cooling
CENTRAL
Stories
2
Total area
81,630 SF
Lot
4.56 ac (198,634 SF)
APN
12-04-329-045
UPID
US28-2574455
Jurisdiction
KANE
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
$15.7M
COMMERCIAL (GENERAL)
Est. value
$16.2M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
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
1974
Heating
NONE
Cooling
Yes
Stories
2
Lot
4.56 ac
Current owner
From public records · entity-resolved
Pepper Valley Geneva LLC
Entity
Mailing address
7330 FAIRMOUNT AVE, DOWNERS GROVE, IL 60516-4055
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 18, 2024
$11,200,000
Pepper Valley Geneva LLC
Pepper Valley Apartments LLC
Warranty Deed
$250,000 · Jpmorgan Chase Bank NA
Sep 11, 2012
—
Pepper Valley Apartments LLC
—
Deed Of Trust
related
$3,600,000 · J P Morgan Chase Bank
Aug 17, 2012
—
Pepper Valley Apartments LLC
Trust 1382
Grant Deed
related
—
—
—
Trust 1382
—
Deed Of Trust
related
$2,990,000 · World Savings
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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