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Property profile & analytics
OFF-MARKET
Estimated value
$13,345,000
Office buildings
2550 Golf Rd, Rolling Meadows, IL 60008-4051
Entity Owned
4-yr Hold
Free & Clear
Property ID
US28-2832106
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1975
Lot
13.33 ac (580,655 SF)
APN
08-08-301-041
UPID
US28-2832106
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
-
FedEx Drop Box Shipping Company Freight Service
-
Stitt, Klein, Daday, Aretos & Giampietro, LLC Law Firm Financial Advisor
-
Nicol Nancy J Law Firm
-
Chessick Judy Law Firm
-
Scotillo Nancy S Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.13M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.35M
Owner & transaction history
2950 Land Company LLC · 4 yrs held
2950 Land Company LLC
since 2022
Last sale
$13.0M
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 Rolling Meadows submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rolling Meadows 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
$14,030,000
ML approach
$10,125,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$13.35M
Range $12.01M – $14.68M · ±10% · vs last sale $13.00M (Apr 20 2022)
Last sale anchor
$13.00M
Apr 20 2022
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
—
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
$1,761,358
Tax year 2022
Assessed value
$6,028,032
Assessed 2022
Previous assessed
$1,990,816
+202.8% YoY
Effective rate
29.22%
On assessed value
Assessed land
$1,234,308
Assessed improvement
$4,793,724
Land market value
$4,937,232
Improvement market value
$19,174,896
Total market value
$24,112,128
Applied tax rate
16,053.0000
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 (MULTI-STORY)
Status
Off-Market
Year built
1975
Heating
NONE
Lot
13.33 ac (580,655 SF)
APN
08-08-301-041
UPID
US28-2832106
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
Building & site characteristics
From public records
Year built
1975
Heating
NONE
Lot
13.33 ac
Current owner
From public records · entity-resolved
2950 Land Company LLC
Entity
Free & Clear · 4 yrs held
Mailing address
2850 GOLF RD, ROLLING MDWS, IL 60008-4050
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 20, 2022
$13,000,000
2950 Land Company LLC
2550 West Golf LLC
Special Warranty Deed
—
Aug 6, 2019
—
1350 East Touhy LLC
—
Grant Deed
related
$20,000,000 · Great Sthrn Bk
Sep 6, 2017
—
2550 West Golf LLC
—
Loan Modification
related
$10,100,000 · Northern Tr
Aug 29, 2017
—
2550 West Golf LLC
—
Loan Modification
related
$2,017,626 · Northern Tr
Aug 15, 2017
—
1350 East Touhy LLC
—
Loan Modification
related
$14,600,000 · Northern Tr
Jan 15, 2016
$7,800,000
2550 West Golf LLC
Buck Meadows LLC
Grant Deed
$12,000,000 · Northern Tr
Feb 24, 2014
$11,575,000
Buck Meadows LLC
Intercontinental Golub Rolling
Grant Deed
$7,500,000 · Arthur J Gallagher & Co
—
—
2550 West Golf LLC
—
Deed Of Trust
related
$5,000,000 · Great Sthrn 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.
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