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Property profile & analytics
OFF-MARKET
Estimated value
$36,845,000
Apartment buildings
350 Brittany Ct 420, Geneva, IL 60134-3691
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US28-1809587
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1991
Total area
217,340 SF
Lot
15.58 ac (678,665 SF)
APN
12-04-255-011
UPID
US28-1809587
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$38.79M
Comparable Approach
Comparable
$50.27M
Blend (final)
Blend
$36.85M
Owner & transaction history
Geneva Holdings LLC · 9 yrs held
Geneva Holdings LLC
since 2017
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$43.2M
+3.3%
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 Geneva submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Geneva 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%
$42,020,000
6.5%
$38,790,000
7%
$36,020,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$41,800,000
Current use
COMMERCIAL (GENERAL)
$43,190,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$36.85M
Range $33.16M – $40.53M · ±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
$170 / 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
$779,217
Tax year 2022
Assessed value
$9,297,979
Assessed 2022
Previous assessed
$8,952,415
+3.9% YoY
Effective rate
8.38%
On assessed value
Assessed land
$809,777
Assessed improvement
$8,488,202
Land market value
$2,429,331
Improvement market value
$25,464,606
Total market value
$27,893,937
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1991
Heating
NONE
Stories
2
Total area
217,340 SF
Lot
15.58 ac (678,665 SF)
APN
12-04-255-011
UPID
US28-1809587
Jurisdiction
KANE
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$41.8M
COMMERCIAL (GENERAL)
Est. value
$43.2M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
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
1991
Heating
NONE
Stories
2
Lot
15.58 ac
Current owner
From public records · entity-resolved
Geneva Holdings LLC
Entity
Mailing address
740 WAUKEGAN RD STE #310, DEERFIELD, IL 60015-4483
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 18, 2017
—
Ashford Geneva Holdings LLC
—
Deed
related
$27,400,000 · Wells Fargo Bank NA
Apr 7, 2017
$35,450,000
Geneva Holdings LLC
Ashford At Geneva LLC
Special Warranty Deed
$23,220,000 · Wells Fargo Bank NA
Mar 4, 2013
$27,850,000
Ashford At Geneva LLC
Brittany Court LP
Warranty Deed
$25,350,000 · Nxt Capital LLC
Aug 25, 1998
—
Brittany Court LP
Harris Bank St Charles Ttee
Grant Deed
$14,900,000 · Morgan Guaranty Trust Co Ny
—
—
Brittany Court
—
Deed Of Trust
related
$16,300,000 · Hsbc Realty Credit Corp (usa)
—
—
Ashford At Geneva LLC
—
Deed Of Trust
related
$26,419,000 · Cbre Cap Markets
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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