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Property profile & analytics
OFF-MARKET
Estimated value
$16,030,000
Retail space
2551 Compass Rd Glenview, IL 60026-8045
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US28-1641651
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2000
Lot
1.24 ac (54,014 SF)
APN
04-22-302-015
UPID
US28-1641651
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
-
Advocate Children's Medical Group Pediatrics Pediatrician Medical Clinic
-
Advocate Health Care Physician
-
Melissa Shefler, RD Physician
-
Alison N. Escalante, MD Pediatrician Medical Clinic
-
The Art Of Eyes, Sc Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$16.03M
Owner & transaction history
Kagr2 Glenview Compass II LLC · 4 yrs held
Kagr2 Glenview Compass II LLC
since 2022
Last sale
$17.3M
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 Glenview submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Glenview 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
$13,570,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$16.03M
Range $14.43M – $17.63M · ±10% · vs last sale $17.26M (Feb 10 2022)
Last sale anchor
$17.26M
Feb 10 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
$160,366
Tax year 2022
Assessed value
$710,035
Assessed 2022
Previous assessed
$583,000
+21.8% YoY
Effective rate
22.59%
On assessed value
Assessed land
$135,255
Assessed improvement
$574,780
Land market value
$541,020
Improvement market value
$2,299,120
Total market value
$2,840,140
Applied tax rate
25,097.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2000
Heating
NONE
Stories
1
Lot
1.24 ac (54,014 SF)
APN
04-22-302-015
UPID
US28-1641651
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
2000
Heating
NONE
Stories
1
Lot
1.24 ac
Current owner
From public records · entity-resolved
Kagr2 Glenview Compass II LLC
Entity
Mailing address
800 W MADISON ST STE #400, CHICAGO, IL 60607-2481
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
Feb 10, 2022
$17,263,000
Kagr2 Glenview Compass II LLC
Glenview Compass II Medical Prop Ll
Special Warranty Deed
$816,700,000 · Capital One Bank NA
Sep 16, 2019
—
Glenview Compass I Medical Pro
—
Grant Deed
related
$76,675,500 · Ccc One Invtrs LLC
Jun 7, 2019
—
Glenview Compass I Medical Pro
—
Grant Deed
related
$70,750,500 · Capital One Nat'l Assn
Jan 29, 2019
$21,100,000
Glenview Compass II Medical Pr
G Five-a LP
Grant Deed
—
Apr 28, 2017
—
Aug Five LP
—
Loan Modification
related
$18,873,834 · Associated Bk
Jan 8, 2015
—
Aug Five LP
—
Grant Deed
related
$9,300,000 · Associated Bk
Mar 29, 2004
—
Aug Five LP
—
Trustees Deed
related
$14,500,000 · Associated Bank
—
—
Aug Five
—
Deed Of Trust
related
$9,800,000 · Archon Financial LP
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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