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Property profile & analytics
OFF-MARKET
Estimated value
$850,000
Retail space
320 Busse Hwy, Park Ridge, IL 60068-3251
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US28-2100969
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1994
Total area
3,750 SF
Lot
0.3 ac (13,113 SF)
APN
09-26-302-056
UPID
US28-2100969
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
-
Christina Christie Physician
-
Lindsay Heidebrink Physician
-
Marissa Wright Physician
-
Athletico Physical Therapy - Park Ridge North Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$855k
CAP Approach
CAP
$800k
Comparable Approach
Comparable
$1.01M
Blend (final)
Blend
$850k
Owner & transaction history
Tortorella LLC · 4 yrs held
Tortorella LLC
since 2021
Last sale
$850,000
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$820,000
+47.1%
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 Park Ridge submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Park Ridge 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
$845,000
ML approach
$855,000
CAP Approach
CAP Return
Estimation
6%
$870,000
6.5%
$800,000
7%
$745,000
Alternative Use
Use
Estimation
RETAIL STORES
$560,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$820,000
Change: +47% · Conversion: Moderate
Blend value · Realmo final
$850k
Range $765k – $935k · ±10% · vs last sale $850k (Dec 10 2021)
Last sale anchor
$850k
Dec 10 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
$227 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$49,248
Tax year 2022
Assessed value
$189,369
Assessed 2022
Previous assessed
$133,493
+41.9% YoY
Effective rate
26.01%
On assessed value
Assessed land
$45,895
Assessed improvement
$143,474
Land market value
$183,580
Improvement market value
$573,896
Total market value
$757,476
Applied tax rate
22,031.0000
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
1994
Heating
NONE
Stories
1
Total area
3,750 SF
Lot
0.3 ac (13,113 SF)
APN
09-26-302-056
UPID
US28-2100969
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
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$560,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$820,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
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
1994
Heating
NONE
Stories
1
Lot
0.3 ac
Current owner
From public records · entity-resolved
Tortorella LLC
Entity
Mailing address
400 S ROSE AVE, PARK RIDGE, IL 60068-3734
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 10, 2021
$850,000
Tortorella LLC
320 Busse LLC
Warranty Deed
$850,000 · First American Bank
Aug 20, 2013
—
320 LLC
Vucich Betty K Trust
Quit Claim Deed
related
—
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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