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Property profile & analytics
OFF-MARKET
Estimated value
$805,000
Residential income homes
2600 Violet St Glenview, IL 60026
Individually Owned
3-yr Hold
Property ID
US28-5518286
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
2001
Construction
FRAME
Total area
3,545 SF
Lot
0.1 ac (4,431 SF)
APN
04-22-303-020
UPID
US28-5518286
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
$925k
CAP Approach
CAP
$710k
Comparable Approach
Comparable
$650k
Blend (final)
Blend
$805k
Owner & transaction history
Jong Il Park · 3 yrs held
Jong Il Park
since 2023
Last sale
$820,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$775,000
+32.0%
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
$910,000
ML approach
$925,000
CAP Approach
CAP Return
Estimation
6%
$765,000
6.5%
$710,000
7%
$655,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$590,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$775,000
Change: +32% · Conversion: Difficult
RETAIL STORES
$530,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$805k
Range $725k – $886k · ±10% · vs last sale $820k (May 8 2023)
Last sale anchor
$820k
May 8 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
$227 / 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
$16,992
Tax year 2022
Assessed value
$78,999
Assessed 2022
Previous assessed
$78,999
+0.0% YoY
Effective rate
21.51%
On assessed value
Assessed land
$11,077
Assessed improvement
$67,922
Land market value
$110,770
Improvement market value
$679,220
Total market value
$789,990
Applied tax rate
25,038.0000
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
2001
Construction
FRAME
Heating
NONE
Cooling
CENTRAL
Stories
3
Units
2
Bathrooms
4
Total area
3,545 SF
Lot
0.1 ac (4,431 SF)
APN
04-22-303-020
UPID
US28-5518286
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$590,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$775,000
RETAIL STORES
Est. value
$530,000
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
2001
Construction
FRAME
Heating
NONE
Cooling
Yes
Stories
3
Units
2
Bathrooms
4
Lot
0.1 ac
Current owner
From public records · entity-resolved
Jong Il Park
Individual
Mailing address
2598 VIOLET ST, GLENVIEW, IL 60026-8062
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
May 8, 2023
$820,000
Jong Il Park
Youngran Chung
Warranty Deed
$611,250 · Jpmorgan Chase Bank NA
Sep 27, 2022
—
Youngran Chung Living Trust
Hee Ja Chung Living Trust
Warranty Deed
—
Apr 17, 2015
—
Chung,hee J Living Trust
Chung,hee J
Quit Claim Deed
related
—
Sep 29, 2014
$760,000
Hee Ja Chung
Lindsay Y Sohn
Deed
$250,000 · Mb Financial Bank NA
Feb 14, 2011
—
Lindsay Y Sohn
3859 Birchwood Trust
Quit Claim Deed
related
$530,000 · Rbs Citizens Bank NA
Nov 6, 2008
—
3859 Birchwood Trust
Sohn,lindsay Y S
Quit Claim Deed
related
—
May 21, 2008
$720,000
Sohn Lindsay
Myung W Eum
Warranty Deed
$520,000 · Washington Mutual Bank Fa
Mar 31, 2008
—
Myung W Eum
Eum,seong J
Quit Claim Deed
related
—
May 9, 2007
—
Myung W Eum
Eum,myung W
Quit Claim Deed
related
—
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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