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Property profile & analytics
OFF-MARKET
Estimated value
$2,390,000
Residential income homes
488 94th N Lk Shr, Palatine, IL 60067
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US28-1238253
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1988
Construction
FRAME
Total area
4,533 SF
Lot
0.11 ac (4,695 SF)
APN
02-16-215-027
UPID
US28-1238253
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.56M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.39M
Owner & transaction history
Ashu LLC · 3 yrs held
Ashu LLC
since 2022
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.0M
+147.8%
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 Palatine submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Palatine 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
$2,555,000
ML approach
$2,560,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,950,000
Change: +148% · Conversion: Moderate
Blend value · Realmo final
$2.39M
Range $2.15M – $2.63M · ±10% · vs last sale $2.23M (Jul 21 2022)
Last sale anchor
$2.23M
Jul 21 2022
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
$527 / 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
$15,752
Tax year 2022
Assessed value
$55,000
Assessed 2022
Previous assessed
$55,000
+0.0% YoY
Effective rate
28.64%
On assessed value
Assessed land
$2,817
Assessed improvement
$52,183
Land market value
$28,170
Improvement market value
$521,830
Total market value
$550,000
Applied tax rate
29,007.0000
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
1988
Construction
FRAME
Heating
NONE
Cooling
CENTRAL
Stories
2
Units
4
Bathrooms
5
Total area
4,533 SF
Lot
0.11 ac (4,695 SF)
APN
02-16-215-027
UPID
US28-1238253
Jurisdiction
COOK
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
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$2.0M
COMMERCIAL (GENERAL)
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
1988
Construction
FRAME
Heating
NONE
Cooling
Yes
Stories
2
Units
4
Bathrooms
5
Lot
0.11 ac
Current owner
From public records · entity-resolved
Ashu LLC
Entity
Mailing address
555 E GOLF RD, ARLINGTON HEIGHTS, IL 60005-4011
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 21, 2022
$2,225,000
Ashu LLC
John B Wright
Warranty Deed
$1,780,000 · Greenstate Cu
May 21, 2021
—
John B Wright
John 316 Properties LLC Series B
Quit Claim Deed
related
$282,700 · Mutual Of Omaha Mortgage INC
Aug 25, 2017
—
John 316 Properties LLC B
Wright,john B
Quit Claim Deed
related
—
Sep 29, 2016
—
John B Wright
John 316 Properties LLC
Intrafamily Transfer
related
$303,000 · Mb Financial Bank NA
Nov 21, 2014
—
John 316 Properties LLC
Wright,john
Quit Claim Deed
related
—
Dec 23, 2002
$550,000
John Wright
Koo,kwang B & Ha O
Grant Deed
$1,320,000 · American Chartered Bank
Sep 14, 1998
—
First Bk & Tr Co Trustee
First Bk & Tr Co Trustee
Quit Claim Deed
related
—
Mar 30, 1998
—
First Bank & Trust Co Il Ttee
—
Deed Of Trust
related
$2,080,000 · First Bank & Trust Co Illinois
—
—
Kwang Koo
—
Deed Of Trust
related
$321,000 · Assurance Mortgage
—
—
Kwang Koo
—
Deed Of Trust
related
$322,500 · Washington Mutual Fsb
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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