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Property profile & analytics
OFF-MARKET
Estimated value
$795,000
Day care centers
28th Fry Rd, Warrenville, IL 60555-3831
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US28-1722909
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2012
Total area
15,868 SF
Lot
4.85 ac (211,266 SF)
Zoning code
I
APN
07-02-108-010
UPID
US28-1722909
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
$545k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.04M
Blend (final)
Blend
$795k
Owner & transaction history
Lez Properties LLC · 10 yrs held
Lez Properties LLC
since 2015
7 recorded transactions
Zoning & alternative use
I · Warrenville, IL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.0M
+20.2%
Auto repair, garage
$1.0M
+19.1%
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 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
by Request
ML approach
$545,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$870,000
Current use
RETAIL STORES
$1,045,000
Change: +20% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,035,000
Change: +19% · Conversion: Difficult
Blend value · Realmo final
$795k
Range $716k – $875k · ±10%
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
$50 / 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
$68,946
Tax year 2023
Assessed value
$917,080
Assessed 2023
Previous assessed
$968,090
-5.3% YoY
Effective rate
7.52%
On assessed value
Assessed land
$430,940
Assessed improvement
$486,140
Land market value
$1,292,820
Improvement market value
$1,458,420
Total market value
$2,751,240
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2012
Heating
NONE
Total area
15,868 SF
Lot
4.85 ac (211,266 SF)
Zoning code
I
APN
07-02-108-010
UPID
US28-1722909
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
I · Warrenville, IL
Zoning I · permitted uses
I · 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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$870,000
RETAIL STORES
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$1.0M
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
RETAIL STORES
AUTO REPAIR, GARAGE
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
2012
Heating
NONE
Lot
4.85 ac
Current owner
From public records · entity-resolved
Lez Properties LLC
Entity
Mailing address
111 EASTERN AVE, CLARENDON HILLS, IL 60514-1411
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 28, 2017
—
Tgs Warrenville LLC
—
Deed
related
$3,000,000 · Pinnacle Bk
Nov 3, 2015
$2,933,333
Lez Properties LLC
Carol Plaza Living 6310 Trust
Grant Deed
$3,000,000 · Hinsdale Bk&tr
Aug 31, 2015
—
Pappas,harry Trust
Lt 6310 Kokomo LLC
Quit Claim Deed
related
—
Sep 10, 2013
$4,250,000
Lt 6310 Frankfort LLC
Warrenville Il LLC
Grant Deed
$3,075,000 · Suburban Bank & Trust Co
Jun 27, 2012
$580,000
Warrenville Il 28w611 Ferry Ll
Maj Loans Special Assets LLC
Warranty Deed
$3,016,682 · Associated Bank
Oct 20, 2010
$920,000
Maj Loans Special Assets LLC
Eb & D INC
Deed In Lieu Of Foreclosure
related
—
—
—
Eb & D INC
—
Deed Of Trust
related
$28,000 · Cole Taylor Bank
—
—
Eb & D INC
—
Deed Of Trust
related
$109,000 · Cole Taylor Bank
—
—
Eb & D INC
—
Deed Of Trust
related
$105,000 · Cole Taylor Bank
—
—
Tgs Warrenville LLC
—
Deed Of Trust
related
$3,000,000 · Pinnacle Bk
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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