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Property profile & analytics
OFF-MARKET
Estimated value
$890,000
Apartment buildings
55 Ml St, Montgomery, IL 60538-1633
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US28-2405064
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1967
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,940 SF
Lot
0.49 ac (21,344 SF)
APN
15-33-303-003
UPID
US28-2405064
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
$890k
CAP Approach
CAP
$1.06M
Comparable Approach
Comparable
$603k
Blend (final)
Blend
$890k
Owner & transaction history
Premier Investments LLC 55 East Mil · 2 yrs held
Premier Investments LLC 55 East Mil
since 2024
Last sale
$888,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Montgomery submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Montgomery 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
$890,000
ML approach
$890,000
CAP Approach
CAP Return
Estimation
6%
$1,150,000
6.5%
$1,060,000
7%
$985,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,140,000
Current use
COMMERCIAL (GENERAL)
$1,010,000
Change: -11% · Conversion: Moderate
Blend value · Realmo final
$890k
Range $801k – $979k · ±10% · vs last sale $888k (Mar 14 2024)
Last sale anchor
$888k
Mar 14 2024
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
$150 / 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
$21,015
Tax year 2022
Assessed value
$261,017
Assessed 2022
Previous assessed
$261,017
+0.0% YoY
Effective rate
8.05%
On assessed value
Assessed land
$48,284
Assessed improvement
$212,733
Land market value
$144,852
Improvement market value
$638,199
Total market value
$783,051
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1967
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Rooms
33
Total area
5,940 SF
Lot
0.49 ac (21,344 SF)
APN
15-33-303-003
UPID
US28-2405064
Jurisdiction
KANE
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
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.0M
APARTMENT HOUSE (5+ UNITS) Current
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
1967
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Rooms
33
Lot
0.49 ac
Current owner
From public records · entity-resolved
Premier Investments LLC 55 East Mil
Entity
Mailing address
1118 PR ST STE B, AURORA, IL 60506-5477
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 14, 2024
$888,000
Premier Investments LLC 55 East Mil
Tjc Apartments LLC
Warranty Deed
$1,300,000 · First State Bank
Feb 16, 2021
—
Tjc Apartments LLC
—
Deed
related
$577,509 · Hometown National Bank
Aug 1, 2016
$650,000
Tjc Apartments LLC
Ronad L Nodruff
Warranty Deed
$162,500 · Jean Cook
Jun 5, 2015
—
Bin Ventures LLC
Richardson Vikki A & Ronald S
Quit Claim Deed
—
Apr 23, 2008
—
Malinda Waid
Nodruff Clyde E Trust
Grant Deed
related
—
Apr 6, 2006
—
Bin Ventures LLC
Richardson,ronald S & Vikki A
Quit Claim Deed
related
—
Jan 26, 2004
—
Nodruff,tr
Nodruff,clyde
Quit Claim Deed
related
—
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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