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Property profile & analytics
OFF-MARKET
Estimated value
$720,000
Residential income homes
400 Ashland Ave River Forest, IL 60305-1823
Entity Owned
8-yr Hold
Property ID
US28-4885682
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1953
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,875 SF
Lot
0.19 ac (8,462 SF)
APN
15-12-116-022
UPID
US28-4885682
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
-
Excel Environmental Waste Management Facility Hazardous Waste Disposal
-
Granite Realty Partners Real Estate Agency
-
Arrow-wood Timber Frames General Contractor
-
Elm Glass Co Auto Repair Shop (Bike/Boat/Book/etc) Store
-
Analog Yoga Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$505k
CAP Approach
CAP
$975k
Comparable Approach
Comparable
$839k
Blend (final)
Blend
$720k
Owner & transaction history
400 Ashland LLC · 8 yrs held
400 Ashland 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
+0.9%
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
$505,000
CAP Approach
CAP Return
Estimation
6%
$1,055,000
6.5%
$975,000
7%
$905,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,060,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,070,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$720k
Range $648k – $792k · ±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
$148 / 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
$18,045
Tax year 2022
Assessed value
$55,880
Assessed 2022
Previous assessed
$55,880
+0.0% YoY
Effective rate
32.29%
On assessed value
Assessed land
$7,827
Assessed improvement
$48,053
Land market value
$78,270
Improvement market value
$480,530
Total market value
$558,800
Applied tax rate
33,002.0000
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
1953
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
3
Rooms
10
Bathrooms
4
Total area
4,875 SF
Lot
0.19 ac (8,462 SF)
APN
15-12-116-022
UPID
US28-4885682
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS) Current
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
1953
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
3
Rooms
10
Bathrooms
4
Lot
0.19 ac
Current owner
From public records · entity-resolved
400 Ashland LLC
Entity
Mailing address
400 ASHLAND AVE, RIVER FOREST, IL 60305-1823
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 2, 2017
$800,000
400 Ashland LLC
Central Ashland LLC
Warranty Deed
$600,000 · Royal Savings Bank
May 3, 2013
$350,000
Central Ashland LLC
Trust 9763
Grant Deed
$390,000 · Forest Park National Bank
Feb 15, 2011
—
Oak Park Trust & Svgs Bk 9763
—
Trustees Deed
related
$357,882 · Forest Park National Bank
Jul 25, 2006
—
Trust 9763
—
Trustees Deed
related
$270,000 · Forest Park National Bank
—
—
Trust 9763
—
Deed Of Trust
related
$365,000 · Forest Park National Bank
—
—
Jeffrey R Ditomassi
—
Deed Of Trust
related
$328,000 · Townstone Financial INC
—
—
American Nat'l Bk&tr Chgo Ttee
—
Deed Of Trust
related
$150,500 · First Bank Of The Americas Ssb
—
—
Jeffrey R Ditomassi
—
Deed Of Trust
related
$40,000 · Townstone Financial INC
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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