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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Retail space
400 Higgins Rd, Park Ridge, IL 60068-5751
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US28-5389999
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1951
Total area
1,901 SF
Lot
0.19 ac (8,203 SF)
APN
12-02-409-018
UPID
US28-5389999
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
-
Children’s Land Learning Center at Park Ridge High School Daycare Center
-
B & R General Construction & Development Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$565k
CAP Approach
CAP
$405k
Comparable Approach
Comparable
$514k
Blend (final)
Blend
$535k
Owner & transaction history
416 Higgins LLC · 6 yrs held
416 Higgins LLC
since 2020
Last sale
$715,000
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$815,000
+188.2%
Neighborhood: shopping center
$415,000
+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 Park Ridge submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Park Ridge 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
$535,000
ML approach
$565,000
CAP Approach
CAP Return
Estimation
6%
$440,000
6.5%
$405,000
7%
$375,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$815,000
Change: +188% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$415,000
Change: +47% · Conversion: Moderate
Blend value · Realmo final
$535k
Range $482k – $589k · ±10% · vs last sale $715k (Apr 27 2020)
Last sale anchor
$715k
Apr 27 2020
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
$281 / 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
$22,152
Tax year 2022
Assessed value
$85,865
Assessed 2022
Previous assessed
$78,274
+9.7% YoY
Effective rate
25.80%
On assessed value
Assessed land
$36,913
Assessed improvement
$48,952
Land market value
$147,652
Improvement market value
$195,808
Total market value
$343,460
Applied tax rate
26,008.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1951
Heating
NONE
Stories
1
Bathrooms
2
Total area
1,901 SF
Lot
0.19 ac (8,203 SF)
APN
12-02-409-018
UPID
US28-5389999
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
$815,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$415,000
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
1951
Heating
NONE
Stories
1
Bathrooms
2
Lot
0.19 ac
Current owner
From public records · entity-resolved
416 Higgins LLC
Entity
Mailing address
416 HIGGINS RD, PARK RIDGE, IL 60068-5729
Ownership since
2020
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
Apr 27, 2020
—
416 Higgins LLC
A & D Dev LLC
Quit Claim Deed
related
—
Jun 27, 2008
$715,000
A & D Dev LLC
Trust 12380
Grant Deed
$590,000 · Parkway Bank & Trust Co
Jul 17, 2006
—
Peterson-pointe LLC
—
Trustees Deed
related
$4,200,000 · Marquette Bank
Nov 26, 1999
$275,000
Parkway Bank & Trust Co Ttee
Norman,jean
Quit Claim Deed
related
—
Oct 7, 1997
$190,000
Jean Norman
Banco Popular NA
Grant Deed
$100,000 · Devon Bank
—
—
Parkway Bank & Trust Co Atut
—
Deed Of Trust
related
$600,000 · Parkway Bank & Trust Co
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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