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Property profile & analytics
OFF-MARKET
Estimated value
$7,385,000
Industrial properties
3050 Riv Rd, River Grove, IL 60171-1009
Entity Owned
4-yr Hold
Free & Clear
Property ID
US28-1590332
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1972
Lot
0.08 ac (3,385 SF)
APN
12-27-211-029
UPID
US28-1590332
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
-
Banner Moulded Products Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.20M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.39M
Owner & transaction history
Mhc 141 LLC · 4 yrs held
Mhc 141 LLC
since 2021
Last sale
$7.7M
5 recorded transactions
Zoning & alternative use
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 River Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs River Grove 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
$6,850,000
ML approach
$7,200,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$7.39M
Range $6.65M – $8.12M · ±10% · vs last sale $7.75M (Oct 8 2021)
Last sale anchor
$7.75M
Oct 8 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
—
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 2022Property tax & assessments
Tax year 2022
Tax billed
$5,234
Tax year 2022
Assessed value
$16,509
Assessed 2022
Previous assessed
$16,022
+3.0% YoY
Effective rate
31.70%
On assessed value
Assessed land
$8,674
Assessed improvement
$7,835
Land market value
$34,696
Improvement market value
$31,340
Total market value
$66,036
Applied tax rate
20,032.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1972
Heating
NONE
Lot
0.08 ac (3,385 SF)
APN
12-27-211-029
UPID
US28-1590332
Jurisdiction
COOK
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1972
Heating
NONE
Lot
0.08 ac
Current owner
From public records · entity-resolved
Mhc 141 LLC
Entity
Free & Clear · 4 yrs held
Mailing address
20445 EMERALD PKWY STE #220, CLEVELAND, OH 44135-6027
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 8, 2021
$7,749,000
Mhc 141 LLC
Xxix LLC
Special Warranty Deed
—
Apr 10, 2015
$500,000
Amsdell Storage Ventures Xxix
Platform I River Grove LLC
Grant Deed
$4,400,000 · Tcf Nat'l Bk
Feb 25, 2013
$1,650,000
Platform I River Grove LLC
Compx Security Products INC
Warranty Deed
—
Sep 8, 1998
—
Fort Lock Corporation
American Nat'l Bk & Tr Trustee
Quit Claim Deed
related
—
Sep 8, 1998
$650,000
Fort Lock Corporation
American Nat'l Bk & Tr Trustee
Trustees 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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