New search
Property profile & analytics
OFF-MARKET
Estimated value
$655,000
Commercial real estate
23450 Western Ave, Park Forest, IL 60466-2681
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US28-2809389
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1960
Total area
15,244 SF
Lot
3.33 ac (145,055 SF)
APN
21-14-01-200-019
UPID
US28-2809389
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$655k
Owner & transaction history
Skats & Foggs Corp · 7 yrs held
Skats & Foggs Corp
since 2018
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 Park Forest submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Park Forest 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$43 / 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
$14,208
Tax year 2023
Assessed value
$72,622
Assessed 2023
Previous assessed
$72,622
+0.0% YoY
Effective rate
19.56%
On assessed value
Assessed land
$29,841
Assessed improvement
$42,781
Land market value
$89,523
Improvement market value
$128,343
Total market value
$217,866
Applied tax rate
2,102.0000
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
1960
Heating
NONE
Stories
1
Total area
15,244 SF
Lot
3.33 ac (145,055 SF)
APN
21-14-01-200-019
UPID
US28-2809389
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
1960
Heating
NONE
Stories
1
Lot
3.33 ac
Current owner
From public records · entity-resolved
Skats & Foggs Corp
Entity
Mailing address
67 WINDSOR DR, OAK BROOK, IL 60523-2352
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 22, 2021
—
Skats And Fogsg Crop
—
Deed
related
$355,000 · Lakeside Bank
Nov 9, 2018
—
Skats & Foggs Corp
Grit Sports LLC
Warranty Deed
—
Oct 9, 2018
$100,000
Grit Sports LLC
Wlodarski,michal
Warranty Deed
—
Feb 24, 2017
—
Michal Wlodarski
Trust No 14-01-200-019-0000
Grant Deed
—
Sep 29, 2016
—
Will County Tr
County Clerk Of Will County|trust 2313
Tax Deed
related
—
Jun 1, 2008
$250,000
First United Bk Trust 2313
Owner Name Unavailable
Grant Deed
related
—
Sep 19, 2007
—
Zions First National Bank
Sheriff Of Will County
Trustees Deed
related
—
Mar 2, 2007
$600,000
Zions First National Bank
Sheriff Of Will County
Trustees Deed
related
—
Jul 27, 2005
$550,000
Eugene Campbell
Ricketts,william E
Warranty Deed
$825,000 · Zions First National 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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