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Property profile & analytics
OFF-MARKET
Estimated value
$2,645,000
Retail space
2840 Highland Ave Lombard, IL 60148-7130
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US28-5839410
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2002
Total area
25,700 SF
Lot
2.07 ac (90,169 SF)
Zoning code
C
APN
06-29-308-017
UPID
US28-5839410
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
$2.55M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.59M
Blend (final)
Blend
$2.65M
Owner & transaction history
Love Holding LLC · 3 yrs held
Love Holding LLC
since 2023
Last sale
$2.8M
5 recorded transactions
Zoning & alternative use
C · Lombard, IL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.6M
+1.1%
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 Lombard submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lombard 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
$2,490,000
ML approach
$2,550,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$3,600,000
Current use
OFFICE BUILDING
$3,640,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$2.65M
Range $2.38M – $2.91M · ±10% · vs last sale $2.80M (Jun 6 2023)
Last sale anchor
$2.80M
Jun 6 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
$103 / 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
$55,874
Tax year 2023
Assessed value
$694,820
Assessed 2023
Previous assessed
$661,230
+5.1% YoY
Effective rate
8.04%
On assessed value
Assessed land
$404,780
Assessed improvement
$290,040
Land market value
$1,214,340
Improvement market value
$870,120
Total market value
$2,084,460
Applied tax rate
6,011.0000
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
2002
Heating
NONE
Total area
25,700 SF
Lot
2.07 ac (90,169 SF)
Zoning code
C
APN
06-29-308-017
UPID
US28-5839410
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
C · Lombard, IL
Zoning C · permitted uses
C · Lombard, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lombard. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.6M
OFFICE BUILDING
Est. value
$3.6M
RETAIL STORES Current
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
2002
Heating
NONE
Lot
2.07 ac
Current owner
From public records · entity-resolved
Love Holding LLC
Entity
Mailing address
2840 S HIGHLAND AVE, LOMBARD, IL 60148-7130
Mailing matches property
Yes
Owner-occupied
Yes
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 21, 2023
—
Love Holding LLC
—
Deed
related
$1,474,000 · Small Business Growth Corporation
Jun 6, 2023
$2,800,000
Love Holding LLC
Yins INC
Warranty Deed
$3,600,000 · Republic Bank Of Chicago
Jun 24, 2011
$1,350,500
Yins INC
Us Bank Series 2004-pwr3
Grant Deed
—
Sep 27, 2010
—
Bear Stearns Series 2004-pwr3
Sheriff Of Dupage County
Trustees Deed
related
—
—
—
Yins INC
—
Deed Of Trust
related
$1,710,000 · Cornerstone Nat'l 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.
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