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Property profile & analytics
OFF-MARKET
Estimated value
$1,295,000
Residential income homes
542 Park Ave, River Forest, IL 60305-1701
Individually Owned
3-yr Hold
Property ID
US28-1378865
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1893
Construction
FRAME
Total area
3,413 SF
Lot
0.21 ac (9,050 SF)
APN
15-12-108-044
UPID
US28-1378865
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
$1.35M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$782k
Blend (final)
Blend
$1.30M
Owner & transaction history
Anne Desmond Warden · 3 yrs held
Anne Desmond Warden
since 2023
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.5M
+97.7%
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 River Forest submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs River Forest 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
$1,370,000
ML approach
$1,345,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,465,000
Change: +98% · Conversion: Moderate
Blend value · Realmo final
$1.30M
Range $1.17M – $1.42M · ±10% · vs last sale $1.23M (May 2 2023)
Last sale anchor
$1.23M
May 2 2023
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
$379 / 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
$15,714
Tax year 2022
Assessed value
$52,081
Assessed 2022
Previous assessed
$52,081
+0.0% YoY
Effective rate
30.17%
On assessed value
Assessed land
$10,181
Assessed improvement
$41,900
Land market value
$101,810
Improvement market value
$419,000
Total market value
$520,810
Applied tax rate
33,001.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1893
Construction
FRAME
Heating
NONE
Cooling
CENTRAL
Stories
2
Units
2
Bathrooms
4
Total area
3,413 SF
Lot
0.21 ac (9,050 SF)
APN
15-12-108-044
UPID
US28-1378865
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
$1.5M
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
1893
Construction
FRAME
Heating
NONE
Cooling
Yes
Stories
2
Units
2
Bathrooms
4
Lot
0.21 ac
Current owner
From public records · entity-resolved
Anne Desmond Warden
Individual
Mailing address
542 PARK AVE, RIVER FOREST, IL 60305-1701
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 2, 2023
$1,230,000
Anne Desmond Warden
James Tragos
Warranty Deed
$984,000 · Citibank NA
Oct 26, 2020
$657,000
James Tragos
Lornetta Hooks
Warranty Deed
$558,450 · Flagstar Bank Fsb
May 16, 2008
—
542 Park Ave R E Trust
Hooks,lornetta
Warranty Deed
related
—
Oct 29, 2003
—
Hooks,tr
Hooks,hugh C
Quit Claim Deed
related
—
—
—
Charles Hocks
—
Deed Of Trust
related
$250,000 · Flagstar Bank Fsb
—
—
Lornetta B Hooks
—
Deed Of Trust
related
$250,000 · Forest Park National Bank
—
—
H Charles Hooks
—
Deed Of Trust
related
$245,800 · Forest Mortgage Services
—
—
Lornetta Hooks
—
Deed Of Trust
related
$275,000 · J P Morgan Chase Bank
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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