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Property profile & analytics
OFF-MARKET
Estimated value
$8,380,000
Investment properties
325 Army Trl Rd Glendale Heights, IL 60139-1702
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US28-2347321
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
71,315 SF
Lot
6.22 ac (270,943 SF)
Zoning code
C
APN
02-22-405-015
UPID
US28-2347321
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
-
maria yasak dba M.y. Beauty Cuture Hair Salon
-
Paradise Skin Studio Spa & Massage Center Skin Care Clinic
-
AnnaK aesthetics Spa & Massage Center Skin Care Clinic
-
Kay Lash Lounge Hair Salon
-
Fresh Cuts Salon Barber Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.58M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.41M
Blend (final)
Blend
$8.38M
Owner & transaction history
Prime Storage Glendale Heights LLC · 3 yrs held
Prime Storage Glendale Heights LLC
since 2022
Last sale
$8.4M
4 recorded transactions
Zoning & alternative use
C · Glendale Heights, IL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$12.9M
+9.1%
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 Glendale Heights submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Glendale Heights 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
$8,125,000
ML approach
$8,575,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$11,840,000
Current use
OFFICE BUILDING
$12,915,000
Change: +9% · Conversion: Easy
Blend value · Realmo final
$8.38M
Range $7.54M – $9.22M · ±10% · vs last sale $8.40M (Sep 30 2022)
Last sale anchor
$8.40M
Sep 30 2022
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
$118 / 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
$189,634
Tax year 2023
Assessed value
$2,000,000
Assessed 2023
Previous assessed
$1,066,130
+87.6% YoY
Effective rate
9.48%
On assessed value
Assessed land
$786,640
Assessed improvement
$1,213,360
Land market value
$2,359,920
Improvement market value
$3,640,080
Total market value
$6,000,000
Applied tax rate
2,095.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Total area
71,315 SF
Lot
6.22 ac (270,943 SF)
Zoning code
C
APN
02-22-405-015
UPID
US28-2347321
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
C · Glendale Heights, IL
Zoning C · permitted uses
C · Glendale Heights, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Glendale Heights. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$11.8M
OFFICE BUILDING
Est. value
$12.9M
COMMERCIAL (GENERAL) 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
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Lot
6.22 ac
Current owner
From public records · entity-resolved
Prime Storage Glendale Heights LLC
Entity
Free & Clear · 3 yrs held
Mailing address
85 RAILROAD PL, SARATOGA SPRINGS, NY 12866-2124
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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 30, 2022
$8,400,000
Prime Storage Glendale Heights LLC
Rms Properties L L C
Special Warranty Deed
—
Dec 3, 2018
—
Rms Properties LLC
—
Grant Deed
related
$6,000,000 · Parkway Bk
Oct 14, 2016
$2,350,000
Rms Properties LLC
Irc Glendale Heights Retail LLC
Special Warranty Deed
$1,175,000 · Parkway Bank & Trust Co
Jul 1, 2016
—
Irc Glendale Heights Retail Ll
Irc Illinois LLC
Quit Claim 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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