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Property profile & analytics
OFF-MARKET
Estimated value
$2,840,000
Retail space
2710 Prospect Ave Champaign, IL 61822-1298
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US28-2651004
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Total area
10,800 SF
Lot
1.05 ac (45,738 SF)
APN
411436301010
UPID
US28-2651004
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
-
City Nails & Lashes Nail Salon
-
Karen Wilson-Guinto Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.63M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.84M
Owner & transaction history
Luxury Holdings Cu LLC · 4 yrs held
Luxury Holdings Cu LLC
since 2022
Last sale
$3.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.8M
+147.3%
Apartment house (5+ units)
$2.3M
+98.7%
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 Champaign submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Champaign 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
$2,540,000
ML approach
$2,625,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,840,000
Change: +147% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,280,000
Change: +99% · Conversion: Difficult
Blend value · Realmo final
$2.84M
Range $2.56M – $3.12M · ±10% · vs last sale $3.10M (Jul 7 2022)
Last sale anchor
$3.10M
Jul 7 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
$263 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$70,386
Tax year 2023
Assessed value
$780,510
Assessed 2023
Previous assessed
$680,610
+14.7% YoY
Effective rate
9.02%
On assessed value
Assessed land
$282,230
Assessed improvement
$498,280
Land market value
$846,690
Improvement market value
$1,494,840
Total market value
$2,341,530
Applied tax rate
4,102.0000
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
Total area
10,800 SF
Lot
1.05 ac (45,738 SF)
APN
411436301010
UPID
US28-2651004
Jurisdiction
CHAMPAIGN
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
COMMERCIAL (GENERAL)
Est. value
$2.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.3M
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
Heating
NONE
Lot
1.05 ac
Current owner
From public records · entity-resolved
Luxury Holdings Cu LLC
Entity
Mailing address
1711 W KIRBY AVE, CHAMPAIGN, IL 61821-5507
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 7, 2022
$3,100,000
Luxury Holdings Cu LLC
2710 Prospect LLC
Special Warranty Deed
$2,480,000 · First Financial Bank NA
Jan 20, 2022
—
2710 Prospect LLC
—
Deed
related
$210,000 · Michael R Kellner
Dec 16, 2021
—
2710 Prospect LLC
—
Deed
related
$2,655,160 · Longview Bank
Feb 13, 2018
—
2710 Prospect LLC
—
Trustees Deed
related
$2,625,500 · Longview Bk
Oct 7, 2016
$840,000
2710 Prospect LLC
Concept Medical Services LLC
Warranty Deed
$630,000 · Longview Bank
Oct 30, 2013
$650,000
Concept Medical Services LLC
Prospect & Interstate Partners
Warranty Deed
$422,500 · Old National Bank
Feb 2, 2012
$2,030,000
American Realty Investors Ltd
Prospect & Interstate Partners
Warranty Deed
—
Apr 4, 2011
—
Prospect & Interstate Ptrs LLC
—
Trustees Deed
related
$124,150 · Bay Commercial Bank
Feb 16, 2011
—
Prospect & Interstate Ptrs LLC
—
Trustees Deed
related
$200,000 · Bay Commercial Bank
Feb 11, 2011
—
Prospect & Interstate Ptrs LLC
—
Trustees Deed
related
$200,000 · Bay Commercial Bank
Feb 7, 2011
—
Prospect & Interstate Ptrs LLC
Cft-ug Prospect & Interstate L
Quit Claim Deed
—
—
—
Prospect Partners
—
Deed Of Trust
related
$175,000 · Biff Investments 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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