Individually Owned 
For Sale
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2626 Flossmoor Rd, Flossmoor, IL 60422
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Property summary
AI-generated overview
This exceptional mixed-use property at 2626 Flossmoor Road, Flossmoor, IL, presents a truly lucrative investment opportunity. The 6,357 square foot building encompasses a thriving men's high-fashion showroom complete with all fixtures and furnishings, a fully equipped tailor shop, and income-generating rental apartments. This turnkey operation includes $1,000,000 worth of inventory, ensuring a seamless transition for the new owner. The business boasts a remarkable 42-year history, establishing strong domestic and international credit standing. The current owners will provide a 60-day transition period, including access to a professional website and a customer list of 1300 clients. Ample parking is available with 5 spaces in the front and 5 in the rear of the building. This is a rare chance to acquire an established, cash-flowing business with significant potential for growth. The property is priced at $1,100,000 and offers a compelling return on investment. Don't miss this exceptional opportunity.
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1970
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,357 SF
Lot
0.14 ac (6,250 SF)
APN
31-12-202-040
UPID
US28-2206003
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Business Management Consultant
-
Clothing & Fashion Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$415k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$608k
Blend (final)
Blend
$530k
Owner & transaction history
1 recorded transaction
Zoning & alternative use
Top alternative use upside
Office building
$850,000
+30.6%
Auto repair, garage
$770,000
+18.5%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 5 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$530k
Value range
$477k – $583k
±10% around blend
Estimated value / SF
$83 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
50
Income certainty
100
$477k
blend $530k
$583k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
6,357 SF
Lot area
0.14 ac
Year built
1970
Stories
2
APN
31-12-202-040
Assessed value
$41,546
Annual tax
$20,507
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$20,507
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$988k
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.9 mi away · 4,480 SF
21.6 mi away · 4,749 SF
25.9 mi away · 5,956 SF
32.9 mi away · 8,067 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$530k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 33 sales
$102
-19%
County 29478 sales
$166
-50%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $83/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+31%
vs current-use indication
Auto Repair, Garage
Apartment House (5+ Units) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
9.95%
Selected cap rate for this residential income homes
Derived from the Flossmoor market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.95%
9.0%
NOI (est.)
$73k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$729k
Move the market yield to see immediate price impact.
Value / SF
$115
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
9.45%9.95%10.45%
$65k
$691k
$656k
$624k
$73k
$767k
$729k
$694k
$80k
$844k
$802k
$763k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$1.15M
3.2 mi · Mar 2026 · $159/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$20,507
Tax year 2022
Assessed value
$41,546
Assessed 2022
Previous assessed
$41,546
+0.0% YoY
Effective rate
49.36%
On assessed value
Assessed land
$5,156
Assessed improvement
$36,390
Land market value
$51,560
Improvement market value
$363,900
Total market value
$415,460
Applied tax rate
32,012.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
For Sale
Year built
1970
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
CENTRAL
Stories
2
Units
3
Bathrooms
3
Total area
6,357 SF
Lot
0.14 ac (6,250 SF)
APN
31-12-202-040
UPID
US28-2206003
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
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1970
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
2
Units
3
Bathrooms
3
Lot
0.14 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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