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Property profile & analytics
OFF-MARKET
Estimated value
$5,990,000
Apartment buildings
400 Sullivan Rd, Aurora, IL 60506-1452
Entity Owned
5-yr Hold
Free & Clear
Property ID
US28-1598717
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1987
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
49,854 SF
Lot
9.92 ac (432,115 SF)
APN
15-09-400-023
UPID
US28-1598717
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
-
Avantara Aurora Nursing Home
-
Select Rehabilitation Medical Clinic
-
MICHAEL A SCHWARTZMAN Physician
-
NIMMY THOMAS THAKOLKARAN Geriatric Care Provider
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.04M
CAP Approach
CAP
$6.60M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.99M
Owner & transaction history
I V Missouri Property Holding Sllc · 5 yrs held
I V Missouri Property Holding Sllc
since 2021
Last sale
$5.4M
4 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 Aurora submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Aurora 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
$6,450,000
ML approach
$6,040,000
CAP Approach
CAP Return
Estimation
6%
$7,150,000
6.5%
$6,600,000
7%
$6,130,000
Blend value · Realmo final
$5.99M
Range $5.39M – $6.59M · ±10% · vs last sale $5.43M (Mar 23 2021)
Last sale anchor
$5.43M
Mar 23 2021
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
$120 / 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
$142,115
Tax year 2022
Assessed value
$1,605,464
Assessed 2022
Previous assessed
$1,252,119
+28.2% YoY
Effective rate
8.85%
On assessed value
Assessed land
$464,135
Assessed improvement
$1,141,329
Land market value
$1,392,405
Improvement market value
$3,423,987
Total market value
$4,816,392
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
1987
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
2
Total area
49,854 SF
Lot
9.92 ac (432,115 SF)
APN
15-09-400-023
UPID
US28-1598717
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
Building & site characteristics
From public records
Year built
1987
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
2
Lot
9.92 ac
Current owner
From public records · entity-resolved
I V Missouri Property Holding Sllc
Entity
Free & Clear · 5 yrs held
Mailing address
3450 OAKTON ST, SKOKIE, IL 60076-2951
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 6, 2024
—
Aurora Property Holdings LLC
—
Deed
related
$41,850,000 · Forbright Bank
Mar 23, 2021
—
I V Missouri Property Holding Sllc
Presence Life Connections
Special Warranty Deed
—
Mar 23, 2021
$5,434,000
Aurora Property Holdings LLC
I V Missouri Property Holdings LLC
Special Warranty Deed
$5,369,000 · Dwight Mortgage Trust LLC
Oct 28, 1997
—
Warde Corporation
Sisters Of Mercy Americas Regi
Grant Deed
related
—
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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