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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Residential income homes
54 Blf Ave, La Grange, IL 60525-3678
Individually Owned
3-yr Hold
Property ID
US28-1789016
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1910
Total area
2,388 SF
Lot
0.15 ac (6,700 SF)
APN
18-04-232-019
UPID
US28-1789016
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
$605k
CAP Approach
CAP
$475k
Comparable Approach
Comparable
$430k
Blend (final)
Blend
$535k
Owner & transaction history
Garrett Knecht · 3 yrs held
Garrett Knecht
since 2022
Last sale
$535,000
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$555,000
+20.3%
Office building
$540,000
+17.1%
Neighborhood: shopping center
$525,000
+13.6%
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 La Grange submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Grange 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
$615,000
ML approach
$605,000
CAP Approach
CAP Return
Estimation
6%
$515,000
6.5%
$475,000
7%
$445,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$460,000
Current use
COMMERCIAL (GENERAL)
$555,000
Change: +20% · Conversion: Moderate
OFFICE BUILDING
$540,000
Change: +17% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$525,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$535k
Range $482k – $589k · ±10% · vs last sale $535k (Aug 25 2022)
Last sale anchor
$535k
Aug 25 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
$224 / 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
$7,386
Tax year 2022
Assessed value
$28,573
Assessed 2022
Previous assessed
$28,573
+0.0% YoY
Effective rate
25.85%
On assessed value
Assessed land
$3,852
Assessed improvement
$24,721
Land market value
$38,520
Improvement market value
$247,210
Total market value
$285,730
Applied tax rate
21,030.0000
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
1910
Heating
NONE
Cooling
CENTRAL
Stories
2
Units
2
Bathrooms
2
Total area
2,388 SF
Lot
0.15 ac (6,700 SF)
APN
18-04-232-019
UPID
US28-1789016
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$460,000
COMMERCIAL (GENERAL)
Est. value
$555,000
OFFICE BUILDING
Est. value
$540,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$525,000
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1910
Heating
NONE
Cooling
Yes
Stories
2
Units
2
Bathrooms
2
Lot
0.15 ac
Current owner
From public records · entity-resolved
Garrett Knecht
Individual
Mailing address
54 BLF AVE, LA GRANGE, IL 60525-3678
Mailing matches property
Yes
Owner-occupied
Yes
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 25, 2022
$535,000
Garrett Knecht
Michelle E Meegan
Deed
$401,250 · Guaranteed Rate INC
May 2, 2005
—
Zimmer Michelle E Tr
Trust 54
Grant Deed
related
—
Mar 9, 2005
—
Land Trust 54
Marasco,kathleen P
Grant Deed
related
—
—
—
Michelle E Zimmer
—
Deed Of Trust
related
$238,604 · Pnc Mortgage
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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