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Property profile & analytics
OFF-MARKET
Estimated value
$740,000
Retail space
344 Lathrop Ave River Forest, IL 60305-2122
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US28-0138782
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1950
Total area
4,956 SF
Lot
0.19 ac (8,145 SF)
APN
15-12-305-029
UPID
US28-0138782
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
-
River Forest Dental Studio: Piccioni Gina DMD Dental Office
-
Hartmann Dental Hartmann John G DDS Dental Office
-
River Forest Dental Studio Dental Office
-
LUND and COMPANY INVENTION, L.L.C. (Bike/Boat/Book/etc) Store Arcade & Gaming Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$983k
Blend (final)
Blend
$740k
Owner & transaction history
Carmella Properties LLC · 8 yrs held
Carmella Properties LLC
since 2017
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.1M
+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 River Forest submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs River Forest 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$740,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,085,000
Change: +47% · Conversion: Moderate
OFFICE BUILDING
$665,000
Change: -10% · Conversion: Easy
AUTO REPAIR, GARAGE
$600,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$740k
Range $666k – $814k · ±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
$149 / 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
$42,949
Tax year 2022
Assessed value
$133,000
Assessed 2022
Previous assessed
$133,000
+0.0% YoY
Effective rate
32.29%
On assessed value
Assessed land
$33,598
Assessed improvement
$99,402
Land market value
$134,392
Improvement market value
$397,608
Total market value
$532,000
Applied tax rate
33,001.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1950
Heating
NONE
Stories
1
Total area
4,956 SF
Lot
0.19 ac (8,145 SF)
APN
15-12-305-029
UPID
US28-0138782
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
$740,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
OFFICE BUILDING
Est. value
$665,000
AUTO REPAIR, GARAGE
Est. value
$600,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1950
Heating
NONE
Stories
1
Lot
0.19 ac
Current owner
From public records · entity-resolved
Carmella Properties LLC
Entity
Mailing address
344 LATHROP AVE, RIVER FOREST, IL 60305-2122
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
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
Nov 14, 2017
—
Carmella Properties LLC
—
Deed
related
$289,000 · Somercor 504
Oct 12, 2017
$700,000
Carmella Properties LLC
344 Lathrop LLC
Warranty Deed
$280,000 · Pnc Bk
Nov 3, 2010
—
344 Lathrop LLC
Lund,sallie A
Quit Claim Deed
related
—
May 2, 2006
$460,000
344 Lathrop LLC
Schuman Corp
Warranty Deed
—
Aug 19, 2002
$4,500
Schuman Corp
Ollys Retail USA INC
Grant Deed
$272,000 · Mb Financial Bank NA
—
—
344 Lathrop LLC
—
Deed Of Trust
related
$250,000 · J P Morgan Chase Bank
—
—
344 Lathrop LLC
—
Deed Of Trust
related
$249,770 · J P Morgan Chase Bank
—
—
Schuman Corp
—
Deed Of Trust
related
$16,664 · Mb Financial Bank NA
—
—
Carmella Properties LLC
—
Deed Of Trust
related
$289,000 · Somercor 504
—
—
344 Lathrop LLC
—
Deed Of Trust
related
$368,000 · Citibank Fsb
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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