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Property profile & analytics
OFF-MARKET
Estimated value
$635,000
Retail space
349 Ashland Ave, River Forest, IL 60305-2131
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US28-0566407
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1952
Total area
1,750 SF
Lot
0.18 ac (8,010 SF)
APN
15-12-305-026
UPID
US28-0566407
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
-
New Rose Catering Take-out & Catering Catering Service
-
River Forest Kitchen Take-out & Catering
-
Carby Eats Restaurant
-
Mised Out Training Center
-
Persimmon Kitchen Kitchen & Bath Showroom Furniture & Home Goods
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$605k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$473k
Blend (final)
Blend
$635k
Owner & transaction history
Black Fodder Coffee LLC · 2 yrs held
Black Fodder Coffee LLC
since 2023
Last sale
$656,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$750,000
+188.2%
Neighborhood: shopping center
$385,000
+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 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
$615,000
ML approach
$605,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$750,000
Change: +188% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$385,000
Change: +47% · Conversion: Moderate
Blend value · Realmo final
$635k
Range $572k – $699k · ±10% · vs last sale $656k (Oct 18 2023)
Last sale anchor
$656k
Oct 18 2023
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
$363 / 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
$31,059
Tax year 2022
Assessed value
$96,180
Assessed 2022
Previous assessed
$96,180
+0.0% YoY
Effective rate
32.29%
On assessed value
Assessed land
$50,062
Assessed improvement
$46,118
Land market value
$200,248
Improvement market value
$184,472
Total market value
$384,720
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
1952
Heating
NONE
Stories
1
Total area
1,750 SF
Lot
0.18 ac (8,010 SF)
APN
15-12-305-026
UPID
US28-0566407
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
COMMERCIAL (GENERAL)
Est. value
$750,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$385,000
COMMERCIAL (GENERAL)
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
1952
Heating
NONE
Stories
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
Black Fodder Coffee LLC
Entity
Mailing address
349 ASHLAND AVE, RIVER FOREST, IL 60305-2131
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 18, 2023
$656,000
Black Fodder Coffee LLC
River Forest Kitchen LLC
Special Warranty Deed
$524,800 · Forest Park National Bank & Trust C
Aug 12, 2020
—
River Forest Kitchen LLC
—
Deed
related
$523,500 · Forest Park National Bank & Trust Co
Jun 17, 2015
$315,000
River Forest Kitchen LLC
Nelson Family House LLC
Warranty Deed
$340,000 · Community Bk/oak Pk Riv Forest
Nov 8, 2011
—
Nelson Family House LLC
Nelson,kristin L
Quit Claim Deed
related
—
Nov 7, 2011
—
Kristin L Nelson
Constructive Chaos LLC
Quit Claim Deed
related
—
Dec 8, 2010
$295,000
Constructive Chaos LLC
Pilgrim Management Co
Warranty Deed
—
Dec 13, 2000
$249,000
Pilgrim Management Co
Ashland Investments LLC
Grant Deed
$199,200 · First Bank Of Oak Park
Feb 1, 2000
$210,000
Ashland Investments LLC
Ollys Retail USA INC
Grant Deed
$178,500 · American Chartered Bank
Dec 12, 1997
$175,000
Ollys Retail USA INC
Continental Commty Bk & Tr Tte
Grant Deed
—
—
—
Pilgrim Management Co
—
Deed Of Trust
related
$100,000 · Park National Bank
—
—
River Forest Kitchen LLC
—
Deed Of Trust
related
$305,000 · Forest Park Nat'l 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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