Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$3,050,000
Retail space
28258 Diehl Rd Warrenville, IL 60555-3842
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US28-1581977
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2005
Total area
11,298 SF
Lot
1.77 ac (77,101 SF)
Zoning code
C
APN
07-02-400-026
UPID
US28-1581977
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
-
Corner Bakery Take-out & Catering
-
Sweet Vibes Restaurant Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.05M
CAP Approach
CAP
$2.42M
Comparable Approach
Comparable
$3.42M
Blend (final)
Blend
$3.05M
Owner & transaction history
Simply South Realty LLC · 2 yrs held
Simply South Realty LLC
since 2024
Last sale
$3.1M
7 recorded transactions
Zoning & alternative use
C · Warrenville, IL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.0M
+64.2%
Restaurant
$3.5M
+44.3%
Medical building
$2.5M
+4.5%
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 Warrenville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Warrenville 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
$3,050,000
ML approach
$3,050,000
CAP Approach
CAP Return
Estimation
6%
$2,615,000
6.5%
$2,415,000
7%
$2,240,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,435,000
Current use
AUTO REPAIR, GARAGE
$3,995,000
Change: +64% · Conversion: Difficult
RESTAURANT
$3,515,000
Change: +44% · Conversion: Easy
MEDICAL BUILDING
$2,545,000
Change: +5% · Conversion: Difficult
OFFICE BUILDING
$2,025,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$3.05M
Range $2.75M – $3.36M · ±10% · vs last sale $3.05M (Jun 20 2024)
Last sale anchor
$3.05M
Jun 20 2024
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
$270 / 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
$53,479
Tax year 2023
Assessed value
$691,360
Assessed 2023
Previous assessed
$671,710
+2.9% YoY
Effective rate
7.74%
On assessed value
Assessed land
$209,690
Assessed improvement
$481,670
Land market value
$629,070
Improvement market value
$1,445,010
Total market value
$2,074,080
Applied tax rate
7,138.0000
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
2005
Heating
NONE
Total area
11,298 SF
Lot
1.77 ac (77,101 SF)
Zoning code
C
APN
07-02-400-026
UPID
US28-1581977
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
C · Warrenville, IL
Zoning C · permitted uses
C · Warrenville, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Warrenville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$4.0M
RESTAURANT
Est. value
$3.5M
MEDICAL BUILDING
Est. value
$2.5M
OFFICE BUILDING
Est. value
$2.0M
RETAIL STORES Current
AUTO REPAIR, GARAGE
RESTAURANT
MEDICAL BUILDING
OFFICE BUILDING
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
2005
Heating
NONE
Lot
1.77 ac
Current owner
From public records · entity-resolved
Simply South Realty LLC
Entity
Mailing address
1700 W PARK ST STE #100, NAPERVILLE, IL 60563-2364
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 20, 2024
$3,050,000
Simply South Realty LLC
Scn Investments LLC
Special Warranty Deed
$1,850,000 · Us Bank NA
Jul 16, 2015
$4,550,000
Scn Investments LLC 1015 Dunde
V-land Warrenville LLC
Grant Deed
$3,185,000 · Bank Of America
Jul 14, 2015
$2,200,000
V-land Warrenville LLC
Megaplex Four INC
Grant Deed
—
Nov 12, 2004
—
V-land Warrenville LLC
—
Trustees Deed
related
$1,465,000 · Cosmopolitan Bank & Trust
Jun 12, 2001
—
Megaplex Four INC
Ept Downreit
Grant Deed
related
—
—
—
5b Red Robin Cantera LLC
—
Deed Of Trust
related
$2,500,000 · Credit Union Liquidity Svcs
—
—
V-land Warrenville LLC
—
Deed Of Trust
related
$1,700,000 · Key Bank & Trust
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 28258 Diehl 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.
