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Property profile & analytics
OFF-MARKET
Estimated value
$2,540,000
Office buildings
445 Sheridan Rd, Highwood, IL 60040-1317
Individually Owned
23-yr Hold
Free & Clear
Property ID
US28-1333522
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2006
Construction
BRICK
Total area
20,784 SF
Lot
0.47 ac (20,334 SF)
APN
16-15-210-031
UPID
US28-1333522
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
-
Forest & Bluff Magazine Publishing House
-
Guy Viti Insurance Financial Advisor
-
Highwood Bankruptcy Attorney Law Firm Accounting Firm
-
GOhear HQ & Hearing Aids Provider Medical Clinic
-
The Viti Companies: Guy Viti Insurance and Viti Financial Services Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.76M
Blend (final)
Blend
$2.54M
Owner & transaction history
Viti,tr · 23 yrs held
Viti,tr
since 2002
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.8M
+49.9%
Auto repair, garage
$3.6M
+44.4%
Restaurant
$3.5M
+41.0%
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 Highwood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Highwood 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,515,000
Current use
COMMERCIAL (GENERAL)
$3,770,000
Change: +50% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,635,000
Change: +44% · Conversion: Difficult
RESTAURANT
$3,545,000
Change: +41% · Conversion: Moderate
RETAIL STORES
$2,645,000
Change: +5% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$2,325,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$2.54M
Range $2.29M – $2.79M · ±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
$122 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$60,450
Tax year 2023
Assessed value
$677,266
Assessed 2023
Previous assessed
$694,942
-2.5% YoY
Effective rate
8.93%
On assessed value
Assessed land
$203,589
Assessed improvement
$473,677
Land market value
$610,828
Improvement market value
$1,421,173
Total market value
$2,032,001
Applied tax rate
18,045.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2006
Construction
BRICK
Heating
NONE
Total area
20,784 SF
Lot
0.47 ac (20,334 SF)
APN
16-15-210-031
UPID
US28-1333522
Jurisdiction
LAKE
Metro division
LAKE COUNTY-KENOSHA COUNTY, IL-WI 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
OFFICE BUILDING Current
Est. value
$2.5M
COMMERCIAL (GENERAL)
Est. value
$3.8M
AUTO REPAIR, GARAGE
Est. value
$3.6M
RESTAURANT
Est. value
$3.5M
RETAIL STORES
Est. value
$2.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.3M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RESTAURANT
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
2006
Construction
BRICK
Heating
NONE
Lot
0.47 ac
Current owner
From public records · entity-resolved
Viti,tr
Individual
Free & Clear · 23 yrs held
Mailing address
445 SHERIDAN RD, HIGHWOOD, IL 60040-1317
Ownership since
2002
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 6, 2002
—
Viti,tr
Lasalle Bank NA Trustee
Grant Deed
related
—
—
—
Viti Gabriel J Trust
—
Deed Of Trust
related
$3,000,000 · First Bank Highland Park
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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