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Property profile & analytics
OFF-MARKET
Estimated value
$8,630,000
Grocery and convenience stores
2239 Pulaski Rd Chicago, IL 60623-3002
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US28-2462440
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1917
Total area
32,800 SF
Lot
1.37 ac (59,677 SF)
APN
16-26-101-006
UPID
US28-2462440
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
$8.67M
CAP Approach
CAP
$6.98M
Comparable Approach
Comparable
$5.29M
Blend (final)
Blend
$8.63M
Owner & transaction history
Tf Portfolio LLC · 3 yrs held
Tf Portfolio LLC
since 2023
Last sale
$11.1M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$7.8M
+130.6%
Commercial (general)
$6.0M
+77.2%
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 Chicago submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Chicago 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
$11,835,000
ML approach
$8,670,000
CAP Approach
CAP Return
Estimation
6%
$7,565,000
6.5%
$6,980,000
7%
$6,485,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$7,840,000
Change: +131% · Conversion: Moderate
COMMERCIAL (GENERAL)
$6,030,000
Change: +77% · Conversion: Easy
Blend value · Realmo final
$8.63M
Range $7.77M – $9.49M · ±10% · vs last sale $11.10M (Apr 27 2023)
Last sale anchor
$11.10M
Apr 27 2023
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
$263 / 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
$237,232
Tax year 2022
Assessed value
$1,102,760
Assessed 2022
Previous assessed
$1,102,760
+0.0% YoY
Effective rate
21.51%
On assessed value
Assessed land
$97,175
Assessed improvement
$1,005,585
Land market value
$388,700
Improvement market value
$4,022,340
Total market value
$4,411,040
Applied tax rate
77,080.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1917
Heating
NONE
Stories
1
Total area
32,800 SF
Lot
1.37 ac (59,677 SF)
APN
16-26-101-006
UPID
US28-2462440
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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.8M
COMMERCIAL (GENERAL)
Est. value
$6.0M
NEIGHBORHOOD: SHOPPING CENTER
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
1917
Heating
NONE
Stories
1
Lot
1.37 ac
Current owner
From public records · entity-resolved
Tf Portfolio LLC
Entity
Mailing address
903 S BUTTERNUT CIR, FRANKFORT, IL 60423-1099
Ownership since
2023
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
Apr 27, 2023
$11,100,000
Tf Portfolio LLC
Old National Bank
Deed
—
Mar 22, 2023
—
Tf Portfolio I LLC
—
Deed
related
$20,000,000 · Republic Bank Of Chicago
Dec 4, 2017
—
Speedy Acquisition Ptrs III Ll
—
Grant Deed
related
$12,245,000 · First Midwest Bk
Apr 30, 1998
—
La Salle National Bank Ttee
—
Deed Of Trust
related
$3,000,000 · Cole Taylor Bank
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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