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Property profile & analytics
OFF-MARKET
Estimated value
$2,135,000
Commercial real estate
4 Cougar Dr, Glen Carbon, IL 62034-2995
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US28-0831849
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1999
Total area
15,000 SF
Lot
1.94 ac (84,506 SF)
APN
14-2-15-23-03-301-052
UPID
US28-0831849
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
-
Pride of Illinois GlenEd - Swim School, Preschool, and Gymnastics Swimming School Gymnastics Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.14M
CAP Approach
CAP
$2.26M
Comparable Approach
Comparable
$2.01M
Blend (final)
Blend
$2.14M
Owner & transaction history
Tandem Holdings LLC · 3 yrs held
Tandem Holdings LLC
since 2023
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Glen Carbon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Glen Carbon 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
$2,150,000
ML approach
$2,140,000
CAP Approach
CAP Return
Estimation
6%
$2,440,000
6.5%
$2,255,000
7%
$2,095,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,740,000
Current use
Blend value · Realmo final
$2.14M
Range $1.92M – $2.35M · ±10% · vs last sale $1.50M (Mar 1 2023)
Last sale anchor
$1.50M
Mar 1 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
$142 / 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
$34,332
Tax year 2022
Assessed value
$464,100
Assessed 2022
Previous assessed
$464,100
+0.0% YoY
Effective rate
7.40%
On assessed value
Assessed land
$225,780
Assessed improvement
$238,320
Land market value
$678,018
Improvement market value
$715,676
Total market value
$1,393,694
Applied tax rate
105.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1999
Heating
NONE
Total area
15,000 SF
Lot
1.94 ac (84,506 SF)
APN
14-2-15-23-03-301-052
UPID
US28-0831849
Jurisdiction
MADISON
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) Current
Est. value
$2.7M
COMMERCIAL (GENERAL) Current
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
1999
Heating
NONE
Lot
1.94 ac
Current owner
From public records · entity-resolved
Tandem Holdings LLC
Entity
Mailing address
441 BRIAR CRK RD, TROY, IL 62294-3247
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 1, 2025
—
Tandem Holdings LLC
—
Deed
related
$250,000 · Carrollton Bank
Mar 1, 2023
$1,500,000
Tandem Holdings LLC
Our Health Club & Spa 2013 LLC
Warranty Deed
$1,785,000 · Carrollton Bank
Feb 27, 2019
—
Our Health Club & Spa 2013 LLC
—
Deed
related
$745,075 · First Nat'l Bk/staunton
Jan 3, 2017
—
Our Health Club & Spa 2013 LLC
—
Deed
related
$25,000 · First Nat'l Bk/staunton
Mar 17, 2014
$1,070,000
Our Health Club & Spa 2013 LLC
Our Health Club & Spa LLC
Special Warranty Deed
$856,000 · First National Bank In Staunton
Sep 27, 2004
—
Our Health Club & Spa LLC
—
Trustees Deed
related
$40,000 · Bank Of Edwardsville
—
—
Our Health Club & Spa 2013 LLC
—
Loan Modification
related
$25,000 · First Nat'l Bk/staunton
—
—
Our Health Club & Spa 2013 LLC
—
Loan Modification
related
$24,084 · First Nat'l Bk/staunton
—
—
Our Health Club & Spa LLC
—
Loan Modification
related
$526,480 · First Nat'l Bk/staunton
—
—
Our Health Club & Spa LLC
—
Loan Modification
related
$536,039 · First Nat'l Bk/staunton
—
—
Our Health Club & Spa LLC
—
Loan Modification
related
$97,494 · First Nat'l Bk/staunton
—
—
Our Health Club & Spa LLC
—
Loan Modification
related
$97,494 · First Nat'l Bk/staunton
—
—
Our Health Club & Spa LLC
—
Loan Modification
related
$100,000 · First Nat'l Bk/staunton
—
—
Our Health Club & Spa LLC
—
Loan Modification
related
$512,322 · First Nat'l Bk/staunton
—
—
Our Health Club & Spa LLC
—
Loan Modification
related
$40,000 · First National Bank Staunton
—
—
Our Health Club & Spa 2013 LLC
—
Loan Modification
related
$745,075 · First Nat'l Bk/staunton
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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