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Property profile & analytics
FOR SALE
Office buildings
480 Elm Pl, Highland Park, IL 60035
Entity Owned
21-yr Hold
~
Est. High Equity
Property ID
US28-5663812
For Sale
1 / 2
$2,455,000
480 Elm Pl, Highland Park, IL 60035
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1971
Construction
BRICK
Total area
21,632 SF
Lot
0.29 ac (12,584 SF)
APN
16-23-311-009
UPID
US28-5663812
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
-
Erin Heffez, DDS Dental Office
-
Auslander Roberta Physician Medical Clinic
-
Stern Linda PhD Physician Medical Clinic
-
Hanus Steven H MD Physician
-
judy katz Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.66M
Blend (final)
Blend
$2.46M
Owner & transaction history
Elm Place Group LLC · 21 yrs held
Elm Place Group LLC
since 2004
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.9M
+49.9%
Auto repair, garage
$3.8M
+44.4%
Restaurant
$3.7M
+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 Highland Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Highland Park 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
$2,620,000
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
Blend value · Realmo final
$2.46M
Range $2.21M – $2.70M · ±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
$113 / 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
$70,601
Tax year 2023
Assessed value
$857,764
Assessed 2023
Previous assessed
$774,619
+10.7% YoY
Effective rate
8.23%
On assessed value
Assessed land
$247,357
Assessed improvement
$610,407
Land market value
$742,145
Improvement market value
$1,831,404
Total market value
$2,573,549
Applied tax rate
18,079.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1971
Construction
BRICK
Heating
NONE
Total area
21,632 SF
Lot
0.29 ac (12,584 SF)
APN
16-23-311-009
UPID
US28-5663812
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
$2.6M
COMMERCIAL (GENERAL)
Est. value
$3.9M
AUTO REPAIR, GARAGE
Est. value
$3.8M
RESTAURANT
Est. value
$3.7M
RETAIL STORES
Est. value
$2.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.4M
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
1971
Construction
BRICK
Heating
NONE
Lot
0.29 ac
Current owner
From public records · entity-resolved
Elm Place Group LLC
Entity
Mailing address
4545 W TOUHY AVE APT #308, LINCOLNWOOD, IL 60712-1771
Ownership since
2004
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 9, 2004
$3,000,000
Elm Place Group LLC
Lake Forest Bank & Trust
Grant Deed
$2,300,000 · Lake Forest Bank & Trust Co
—
—
Elm Place Group LLC
—
Deed Of Trust
related
$288,458 · Lake Forest Bank & Trust Co
—
—
Elm Place Group LLC
—
Deed Of Trust
related
$250,000 · Lake Forest Bank & Trust Co
—
—
Elm Place Group LLC
—
Deed Of Trust
related
$2,073,941 · Lake Forest 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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