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Property profile & analytics
OFF-MARKET
Estimated value
$5,220,000
Commercial land
28301 Fry Rd, Warrenville, IL 60555-3018
Individually Owned
Absentee Owner
Free & Clear
Property ID
US28-2740896
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1999
Total area
141,328 SF
Lot
6.69 ac (291,416 SF)
Zoning code
C
APN
07-02-203-007
UPID
US28-2740896
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
-
Jolly Electrical Contracting Electrical Service General Contractor
-
BP Company Headquarters Corporate Office
-
Hertz Car Rental - Warrenville - Cantera Ii Bp HLE Car Rental Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.24M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.00M
Blend (final)
Blend
$5.22M
Owner & transaction history
Loyola University Health System
Loyola University Health System
since 2025
Last sale
$5.0M
5 recorded transactions
Zoning & alternative use
C · Warrenville, IL
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 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
$5,950,000
ML approach
$6,240,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$5.22M
Range $4.70M – $5.74M · ±10% · vs last sale $4.96M (Jul 14 2020)
Last sale anchor
$4.96M
Jul 14 2020
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
$37 / 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
$45,995
Tax year 2023
Assessed value
$594,610
Assessed 2023
Previous assessed
$466,300
+27.5% YoY
Effective rate
7.74%
On assessed value
Assessed land
$594,610
Land market value
$1,783,830
Total market value
$1,783,830
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1999
Heating
NONE
Total area
141,328 SF
Lot
6.69 ac (291,416 SF)
Zoning code
C
APN
07-02-203-007
UPID
US28-2740896
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.
Building & site characteristics
From public records
Year built
1999
Heating
NONE
Lot
6.69 ac
Current owner
From public records · entity-resolved
Loyola University Health System
Individual
Free & Clear · 0 yrs held
Mailing address
21660 W FLD PKWY, DEER PARK, IL 60010-7265
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 19, 2025
$8,650,000
Loyola University Health System
Axios Ventures LLC
Warranty Deed
—
Feb 1, 2024
—
Axios Ventures LLC
—
Deed
related
$5,332,500 · Lakeside Bank
Jul 13, 2021
—
Axios Ventures LLC
—
Deed
related
$4,390,000 · Lakeside Bank
Jul 14, 2020
$4,960,000
Axios Ventures LLC
Fds Cantera LLC
Grant Deed
$3,950,000 · Fds Cantera LLC
Jun 25, 2015
$9,500,000
Fds Cantera LLC
Amprop INC
Special Warranty Deed
$6,650,000 · American Chartered Bank
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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