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Property profile & analytics
OFF-MARKET
Estimated value
$194,000,000
Office buildings
551 Higgins Hoffman Estates, IL 60192
Entity Owned
2-yr Hold
Free & Clear
Property ID
US28-3485654
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
APN
01-32-100-005
UPID
US28-3485654
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$194.00M
Owner & transaction history
Compass Datacenters Ord I LLC · 2 yrs held
Compass Datacenters Ord I LLC
since 2023
Last sale
$194.0M
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 Hoffman Estates submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hoffman Estates 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
$207,560,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$194.00M
Range $174.60M – $213.40M · ±10% · vs last sale $194.00M (Sep 14 2023)
Last sale anchor
$194.00M
Sep 14 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
—
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
$2,041,814
Tax year 2022
Assessed value
$7,798,621
Assessed 2022
Previous assessed
$10,542,360
-26.0% YoY
Effective rate
26.18%
On assessed value
Assessed land
$6,755,012
Assessed improvement
$1,043,609
Land market value
$27,020,048
Improvement market value
$4,174,436
Total market value
$31,194,484
Applied tax rate
10,110.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Heating
NONE
APN
01-32-100-005
UPID
US28-3485654
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
Building & site characteristics
From public records
Heating
NONE
Current owner
From public records · entity-resolved
Compass Datacenters Ord I LLC
Entity
Free & Clear · 2 yrs held
Mailing address
14555 DALLAS PKWY STE #125, DALLAS, TX 75254-4320
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
Sep 14, 2023
$194,000,000
Compass Datacenters Ord I LLC
Tf Hcffman Estates Il LLC
Deed
—
Nov 15, 2019
—
Tf Hoffman Estates Il LLC
—
Grant Deed
related
$250,000,000 · Cantor Fitzgerald Securities
Mar 18, 2019
—
Tf Hoffman Estates Il LLC
Sears Holdings Management Corp
Quit Claim Deed
related
$325,000,000 · Jpp LLC
Oct 10, 2018
—
Sears Holdings Management Corp
—
Grant Deed
related
$1,000,000,000 · Jpp LLC
Jun 6, 2018
—
Sears Holdings Management Corp
—
Loan Modification
related
$1,000,000,000 · Jpp LLC
Jan 27, 2017
—
Sears Holdings Management Corp
—
Grant Deed
related
$250,000,000 · Citibank
—
—
Tf Hoffman Estates Il LLC
—
Deed Of Trust
related
$250,000,000 · Cantor Fitzgerald Securities
—
—
Tf Hoffman Estates Il LLC
—
Deed Of Trust
related
$500,000,000 · Jpp LLC
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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