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    480 Elm Pl Highland Park, IL 60035
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    Property profile & analytics

    480 Elm Pl Highland Park, IL 60035

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    • Office buildings
    • 21,632 SF
    • 0.29 lot acres
    For Sale
    $2,455,000
    View Listing →
    Two-Story Medical Office Building For Sale
    $2,455,000
    22,727 SF

    Two-Story Medical Office Building

    Two-story medical office building with redevelopment potential near Highland Park.

    480 Elm Pl, Highland Park, IL
    View Listing
    Property ID
    US28-5663812
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Erin Heffez, DDS / Dental Office
    • Auslander Roberta / Physician / Medical Clinic
    • Stern Linda PhD / Physician / Medical Clinic
    • Hanus Steven H MD / Physician
    • judy katz / Physician

    Property Details for 480 Elm Pl

    Year built
    1971
    Construction
    BRICK
    Lot size
    0.29 lot acres
    Property size
    21,632 SF
    Property type
    Office buildings
    APN
    16-23-311-009
    APU
    1623311009

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $2,663,000
      Market price range: $1.31M - $4.18M
      AI Estimate
      $1,501,000
      Market price range: $764k - $2.41M

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $2,620,000
      Current use
      COMMERCIAL (GENERAL)
      $3,925,000
      Change: +50% Conversion: Easy
      AUTO REPAIR, GARAGE
      $3,780,000
      Change: +44% Conversion: Difficult
      RESTAURANT
      $3,690,000
      Change: +41% Conversion: Moderate
      RETAIL STORES
      $2,750,000
      Change: +5% Conversion: Moderate
      APARTMENT HOUSE (5+ UNITS)
      $2,420,000
      Change: -8% Conversion: Easy

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Highland Park
    County
    Lake
    State
    Illinois
    Longitude
    -87.799
    Latitude
    42.1882
    CBSA code
    16980
    CBSA name
    CHICAGO-NAPERVILLE-JOLIET, IL-IN-WI METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $70,601
    $247,357
    $610,407
    $857,764
    -
    $742,145
    $1,831,404
    $2,573,549

    Comparable in this City

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      OFFICE BUILDING • 5,625 SF
      2900 Skokie Vly Rd, Highland Park, IL 60035-1000
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    • Value Estimation by Request
      4,024 SF

      56 Skokie Vly Rd

      OFFICE BUILDING • 4,024 SF
      56 Skokie Vly Rd, Highland Park, IL 60035-4402
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    • Value Estimation by Request
      5,400 SF

      1292 Old Skokie Rd

      OFFICE BUILDING • 5,400 SF
      1292 Old Skokie Rd, Highland Park, IL 60035-3035
      View Details
    • Value Estimation
      $1,285,000
      8,416 SF

      2665 Waukegan Ave

      OFFICE BUILDING • 8,416 SF
      2665 Waukegan Ave, Highland Park, IL 60035-1460
      View Details
    • Value Estimation
      $2,755,000
      26,132 SF

      777 Central Ave

      OFFICE BUILDING • 26,132 SF
      777 Central Ave, Highland Park, IL 60035-3240
      View Details
    • Value Estimation
      $1,420,000
      33,721 SF

      445 Central Ave

      OFFICE BUILDING • 33,721 SF
      445 Central Ave, Highland Park, IL 60035-2622
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      22,727 SF

      Two-Story Medical Office Building

      Two-story medical office building with redevelopment potential near Highland Park.
      480 Elm Pl, Highland Park, IL 60035
      View Details
    • $1,400,000
      9,608 SF

      Boutique Building in Prime Location

      Well-maintained, 100% occupied building near Ravinia Business District.
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      View Details
    • $475,000
      1,930 SF

      Renovated Office Building For Sale

      Renovated 1,930 SF office building in Highland Park, IL.
      444 Elm Pl, Highland Park, IL 60035
      View Details
    • Contact for pricing
      8,750 SF

      Two-Story Retail and Office Building

      Two-story building with retail, office space, and parking.
      1915 Sheridan Rd, Highland Park, IL 60035
      View Details
    • $1,600,000
      Pending

      Mixed-Use Development Site Opportunity

      36,438 SF mixed-use development site near downtown Highwood, IL.
      417-429 Temple Ave, Highland Park, IL 60035
      View Details
    • Contact for pricing

      Mixed-Use Center in Highland Park

      Mixed-use neighborhood center in affluent North Shore Chicago suburb.
      585 Elm Pl, Highland Park, IL 60035
      View Details

    Similar Nearby for Lease

    • $16 SF/Yr
      5,473 SF

      Highland Park Professional Office Space

      Three-story office building in downtown Highland Park with parking.
      1893 Sheridan Rd, Highland Park, IL 60035
      View Details
    • $20 SF/Yr

      Mixed-Use Building in Downtown Highland

      Mixed-use retail and office building in downtown Highland Park.
      1910 1St St, Highland Park, IL 60035
      View Details
    • Contact for pricing

      Highland Park Co-Working/Flex Space

      Co-working/flex-use space in Highland Park near Highwood Station.
      Sec Of Grn Bay & Elm Pl, Highland Park, IL 60035
      View Details
    • $21 SF/Yr

      High-End Office/Warehouse with Custom Finishes

      Designer office/warehouse near Highland Park Hospital with parking.
      2132 Green Bay Rd, Highland Park, IL 60035
      View Details
    • Contact for pricing
      3,433 SF

      Highland Park Office Space

      Office space available for rent in Highland Park, Illinois.
      767 Park Ave West, Highland Park, IL 60035
      View Details
    • $25 SF/Yr
      1,263 SF

      Highland Park Office Space Available

      Office spaces for rent in Highland Park, Illinois.
      478 Central Ave, Highland Park, IL 60035
      View Details
    View Listing
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    Highland Park, IL 60035
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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