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Property profile & analytics
OFF-MARKET
Estimated value
$2,025,000
Industrial properties
561 Mitchell Rd, Glendale Heights, IL 60139-2582
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US28-2223387
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
29,950 SF
Lot
1.62 ac (70,567 SF)
Zoning code
I
APN
02-26-313-007
UPID
US28-2223387
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
Current use
Occupant on record · Public records
-
Vivify (Color, Ingredients, and Innovation) Chemical Plant Factory
-
Vivify Specialty Ingredients Chemical Plant Factory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.81M
CAP Approach
CAP
$1.99M
Comparable Approach
Comparable
$2.77M
Blend (final)
Blend
$2.03M
Owner & transaction history
Frg-x-dmd-il LP
Frg-x-dmd-il LP
since 2026
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
I · Glendale Heights, IL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$3.1M
+7.0%
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 Glendale Heights submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Glendale Heights 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
$1,940,000
ML approach
$1,810,000
CAP Approach
CAP Return
Estimation
6%
$2,150,000
6.5%
$1,985,000
7%
$1,840,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,915,000
Current use
WAREHOUSE, STORAGE
$3,120,000
Change: +7% · Conversion: Easy
Blend value · Realmo final
$2.03M
Range $1.82M – $2.23M · ±10% · vs last sale $2.20M (Jun 1 2023)
Last sale anchor
$2.20M
Jun 1 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
$68 / 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
$71,369
Tax year 2023
Assessed value
$733,260
Assessed 2023
Previous assessed
$646,740
+13.4% YoY
Effective rate
9.73%
On assessed value
Assessed land
$170,330
Assessed improvement
$562,930
Land market value
$510,990
Improvement market value
$1,688,790
Total market value
$2,199,780
Applied tax rate
2,214.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Total area
29,950 SF
Lot
1.62 ac (70,567 SF)
Zoning code
I
APN
02-26-313-007
UPID
US28-2223387
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
I · Glendale Heights, IL
Zoning I · permitted uses
I · Glendale Heights, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Glendale Heights. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$2.9M
WAREHOUSE, STORAGE
Est. value
$3.1M
INDUSTRIAL (GENERAL) Current
WAREHOUSE, STORAGE
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
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Lot
1.62 ac
Current owner
From public records · entity-resolved
Frg-x-dmd-il LP
Entity
Mailing address
171 N ABERDEEN ST STE #400, CHICAGO, IL 60607-1670
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
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
Apr 28, 2026
—
Frg-x-dmd-il LP
Frg-x-il1 LP
Special Warranty Deed
related
$325,000,000 · Capitalonena
Jun 1, 2023
$2,200,000
Frg X Il1 LP
Badal Shah
Deed
—
Apr 17, 2020
—
Shah,badal Living Trust
Shah Satish R Trust
Quit Claim Deed
related
—
Jun 10, 2019
—
Shah,satish R Trust
Shah Satish R Trust
Quit Claim Deed
related
—
Jun 29, 2016
—
Shah,satish R Trust
Aakash Chemicals & Dye-stuffs
Grant Deed
—
Mar 11, 2015
—
Askash Chemicals & Dye-stuffs
Shah Satish R Trust
Grant Deed
—
Oct 24, 2014
—
Shah,satish R Trust
Aakash Chemicals & Dye-stuffs
Quit Claim Deed
—
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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