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Property profile & analytics
OFF-MARKET
Estimated value
$9,020,000
Hotels
28500 Bella Vis Pkwy, Warrenville, IL 60555-1601
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US28-5896026
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2003
Total area
93,899 SF
Lot
2.97 ac (129,373 SF)
Zoning code
C
APN
07-01-103-023
UPID
US28-5896026
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
-
28500 Bella Vista Parkway Parking Parking Lot & Garage
-
Colonial Rest Food Grocery & Convenience Store Specialty Food Shop
-
Residence Inn Chicago Naperville/Warrenville Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.20M
CAP Approach
CAP
$10.81M
Comparable Approach
Comparable
$9.22M
Blend (final)
Blend
$9.02M
Owner & transaction history
Warrenville Lodging Associates LLP · 5 yrs held
Warrenville Lodging Associates LLP
since 2021
Last sale
$7.8M
4 recorded transactions
Zoning & alternative use
C · Warrenville, IL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$12.0M
+24.9%
Industrial (general)
$10.9M
+13.6%
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
$9,265,000
ML approach
$9,200,000
CAP Approach
CAP Return
Estimation
6%
$11,710,000
6.5%
$10,805,000
7%
$10,035,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$9,620,000
Current use
COMMERCIAL (GENERAL)
$12,015,000
Change: +25% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$10,935,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$9.02M
Range $8.12M – $9.92M · ±10% · vs last sale $7.82M (May 17 2021)
Last sale anchor
$7.82M
May 17 2021
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
$96 / 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
$162,874
Tax year 2023
Assessed value
$2,166,450
Assessed 2023
Previous assessed
$2,830,720
-23.5% YoY
Effective rate
7.52%
On assessed value
Assessed land
$263,890
Assessed improvement
$1,902,560
Land market value
$791,670
Improvement market value
$5,707,680
Total market value
$6,499,350
Applied tax rate
7,105.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2003
Heating
CENTRAL
Cooling
CENTRAL
Total area
93,899 SF
Lot
2.97 ac (129,373 SF)
Zoning code
C
APN
07-01-103-023
UPID
US28-5896026
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
HOTEL/MOTEL Current
Est. value
$9.6M
COMMERCIAL (GENERAL)
Est. value
$12.0M
INDUSTRIAL (GENERAL)
Est. value
$10.9M
HOTEL/MOTEL Current
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
2003
Heating
CENTRAL
Cooling
Yes
Lot
2.97 ac
Current owner
From public records · entity-resolved
Warrenville Lodging Associates LLP
Entity
Mailing address
5701 PROGRESS RD, INDIANAPOLIS, IN 46241-4334
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 5, 2024
—
Warrenville Lodging Associates LLP
—
Deed
related
$13,325,000 · Morgan Stanley Bank NA
Sep 7, 2021
—
Warrenville Lodging Associates LP
—
Deed
related
$11,600,000 · Western Alliance Bank
May 17, 2021
$7,822,500
Warrenville Lodging Associates LLP
Rij II R Warrenville LLC
Special Warranty Deed
—
Aug 10, 2006
$6,242,000
Rljii-r Warrenville LLC
Warri LLC
Grant Deed
—
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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