Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$40,330,000
Retail space
2600 Sutton Rd Hoffman Estates, IL 60192-3706
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US28-3049283
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
APN
01-33-301-005
UPID
US28-3049283
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
-
Benefit Cosmetics BrowBar Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$40.33M
Owner & transaction history
Lbx Poplar Creek LLC · 2 yrs held
Lbx Poplar Creek LLC
since 2023
Last sale
$40.3M
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 Hoffman Estates submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hoffman Estates 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
$37,940,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$40.33M
Range $36.30M – $44.36M · ±10% · vs last sale $40.33M (Oct 3 2023)
Last sale anchor
$40.33M
Oct 3 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
—
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
$1,754,074
Tax year 2022
Assessed value
$6,500,000
Assessed 2022
Previous assessed
$6,609,471
-1.7% YoY
Effective rate
26.99%
On assessed value
Assessed land
$1,515,778
Assessed improvement
$4,984,222
Land market value
$6,063,112
Improvement market value
$19,936,888
Total market value
$26,000,000
Applied tax rate
10,048.0000
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
Heating
NONE
Stories
1
APN
01-33-301-005
UPID
US28-3049283
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
Heating
NONE
Stories
1
Current owner
From public records · entity-resolved
Lbx Poplar Creek LLC
Entity
Mailing address
1427 MAYSON ST NE, ATLANTA, GA 30324-3903
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 3, 2023
$40,330,000
Lbx Poplar Creek LLC
Hmc Pt Poplar Creek Crossing LLC
Special Warranty Deed
—
Jul 28, 2022
—
Hmc Pt Poplar Creek Crossing LLC
—
Deed
related
$3,423,216 · First Horizon Bank
Nov 7, 2019
$29,875,000
Hmc Pt Poplar Crk Crossing LLC
Poplar Creek Crossing LLC
Trustees Deed
related
$19,180,000 · Iberiabank
Nov 7, 2019
—
Hmc Pt Poplar Crk Crossing LLC
—
Grant Deed
related
$2,000,000 · Iberiabank
Jun 17, 2019
—
W-pt Prairie Stone Vii LLC
—
Loan Modification
related
$35,000,000 · Jp Morgan Chase Bk
Oct 20, 2014
—
W-pt Prairie Stone Vii LLC
—
Grant Deed
related
$35,000,000 · Jp Morgan Chase Bk
Mar 8, 2013
$28,000,000
Poplar Creek Crossing LLC
W2001 Vhe Realty LLC
Grant Deed
$20,880,000 · Cibc INC
Feb 4, 2002
—
Hinsbrook Bank & Trust Trustee
—
Deed Of Trust
related
$2,500,000 · Hinsbrook Bank & Trust
—
—
Hmc Pt Poplar Crk Crossing LLC
—
Loan Modification
related
$19,180 · Iberiabank
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 2600 Sutton Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
