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Property profile & analytics
OFF-MARKET
Estimated value
$7,295,000
Warehouses
550 Cmns Dr Aurora, IL 60504-8172
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US28-1583518
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1985
Total area
35,838 SF
Lot
4.39 ac (191,228 SF)
Zoning code
I
APN
07-21-102-011
UPID
US28-1583518
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
$7.51M
CAP Approach
CAP
$8.09M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.30M
Owner & transaction history
Hmc Chp 550 Commons LLC · 5 yrs held
Hmc Chp 550 Commons LLC
since 2021
Last sale
$6.6M
6 recorded transactions
Zoning & alternative use
I · Aurora, IL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$11.1M
+269.8%
Medical building
$8.1M
+167.8%
Retail stores
$7.7M
+156.2%
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 Aurora submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Aurora 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
$7,775,000
ML approach
$7,505,000
CAP Approach
CAP Return
Estimation
6%
$8,760,000
6.5%
$8,090,000
7%
$7,510,000
Alternative Use
Use
Estimation
RESTAURANT
$11,145,000
Change: +270% · Conversion: Difficult
MEDICAL BUILDING
$8,075,000
Change: +168% · Conversion: Difficult
RETAIL STORES
$7,720,000
Change: +156% · Conversion: Moderate
OFFICE BUILDING
$6,425,000
Change: +113% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,740,000
Change: +91% · Conversion: Difficult
Blend value · Realmo final
$7.30M
Range $6.57M – $8.02M · ±10% · vs last sale $6.55M (Apr 9 2021)
Last sale anchor
$6.55M
Apr 9 2021
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
$204 / 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
$64,360
Tax year 2023
Assessed value
$791,940
Assessed 2023
Previous assessed
$791,940
+0.0% YoY
Effective rate
8.13%
On assessed value
Assessed land
$259,650
Assessed improvement
$532,290
Land market value
$778,950
Improvement market value
$1,596,870
Total market value
$2,375,820
Applied tax rate
7,045.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1985
Heating
NONE
Total area
35,838 SF
Lot
4.39 ac (191,228 SF)
Zoning code
I
APN
07-21-102-011
UPID
US28-1583518
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
I · Aurora, IL
Zoning I · permitted uses
I · Aurora, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Aurora. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$11.1M
MEDICAL BUILDING
Est. value
$8.1M
RETAIL STORES
Est. value
$7.7M
OFFICE BUILDING
Est. value
$6.4M
COMMERCIAL (GENERAL)
Est. value
$5.7M
RESTAURANT
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
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
1985
Heating
NONE
Lot
4.39 ac
Current owner
From public records · entity-resolved
Hmc Chp 550 Commons LLC
Entity
Mailing address
2625 BUTTERFIELD RD STE 213W, OAK BROOK, IL 60523-1205
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 9, 2021
$6,550,000
Hmc Chp 550 Commons LLC
Aurora Flex Owner LLC
Special Warranty Deed
$39,133 · Iberiabank
May 10, 2018
$5,100,000
Aurora Flex Owner LLC
Meridian Owner LLC
Special Warranty Deed
$21,000,000 · Wintrust Bank
Nov 13, 2014
—
Meridian Owner LLC
550 Meridian LLC
Special Warranty Deed
$18,675,000 · Ubs Real Estate Securities INC
Mar 28, 2008
—
440 Meridian LLC
—
Trustees Deed
related
$5,200,000 · First Midwest Bank
—
—
550 Meridian LLC
—
Deed Of Trust
related
$3,500,000 · Heller Financial
—
—
550 Meridian LLC
—
Loan Modification
related
$13,705,816 · First Midwest Bk
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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