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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Investment properties
405 Neil St Champaign, IL 61820-5264
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US28-5719331
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
APN
432013203010
UPID
US28-5719331
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
-
Farmers Insurance - Michael Rumsey Insurance Agency
-
Tasty Tart Bakery Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$550k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$550k
Owner & transaction history
405 Neil LLC · 1 yrs held
405 Neil LLC
since 2024
Last sale
$550,000
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 Champaign submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Champaign 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
$550,000
ML approach
$550,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$550k
Range $495k – $605k · ±10% · vs last sale $550k (Dec 3 2024)
Last sale anchor
$550k
Dec 3 2024
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
—
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 2023Property tax & assessments
Tax year 2023
Tax billed
$7,732
Tax year 2023
Assessed value
$85,740
Assessed 2023
Previous assessed
$79,100
+8.4% YoY
Effective rate
9.02%
On assessed value
Assessed land
$49,460
Assessed improvement
$36,280
Land market value
$148,380
Improvement market value
$108,840
Total market value
$257,220
Applied tax rate
4,302.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Heating
NONE
APN
432013203010
UPID
US28-5719331
Jurisdiction
CHAMPAIGN
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
Heating
NONE
Current owner
From public records · entity-resolved
405 Neil LLC
Entity
Mailing address
PO BOX 1037, CHAMPAIGN, IL 61824-1037
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 3, 2024
$550,000
405 Neil LLC
Neil Healey LLC
Warranty Deed
$139,254 · Neil Healey LLC
Feb 16, 2018
—
Niel Healey LLC
—
Deed
related
$400,000 · Pnc Bank NA
Jan 6, 2017
—
Neil Healey LLC
—
Deed
related
$248,000 · Pnc Bank NA
Jan 23, 2015
$190,000
Neil Healey LLC
Eichen Ents LLC
Warranty Deed
—
Nov 13, 2012
—
Eichen Ents LLC
Adams Outdoor Advertising
Grant Deed
related
—
Sep 19, 2003
$224,000
Eichen Enterprises LLC
Lamanske,joseph M
Grant Deed
$224,000 · First National Bank Decatur
Jun 24, 2002
$170,000
Joseph M Lamanske
Porter,richard
Grant Deed
$127,500 · Bankillinois
—
—
Eichen Ents LLC
—
Deed Of Trust
related
$875,000 · Busey Bank
—
—
Joseph Lamanske
—
Deed Of Trust
related
$144,000 · Bankillinois
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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