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Property profile & analytics
OFF-MARKET
Estimated value
$9,040,000
Office buildings
575 Elm Pl, Highland Park, IL 60035
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US28-1520124
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1988
Construction
BRICK
Total area
35,368 SF
Lot
1.24 ac (54,058 SF)
APN
16-23-303-016
UPID
US28-1520124
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
$9.62M
CAP Approach
CAP
$8.01M
Comparable Approach
Comparable
$6.83M
Blend (final)
Blend
$9.04M
Owner & transaction history
Evdona II LLC · 4 yrs held
Evdona II LLC
since 2022
Last sale
$9.0M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$6.4M
+49.9%
Auto repair, garage
$6.2M
+44.4%
Restaurant
$6.0M
+41.0%
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 Highland Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Highland Park 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
$9,565,000
ML approach
$9,620,000
CAP Approach
CAP Return
Estimation
6%
$8,670,000
6.5%
$8,005,000
7%
$7,430,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$6,420,000
Change: +50% · Conversion: Easy
AUTO REPAIR, GARAGE
$6,180,000
Change: +44% · Conversion: Difficult
RESTAURANT
$6,035,000
Change: +41% · Conversion: Moderate
Blend value · Realmo final
$9.04M
Range $8.14M – $9.94M · ±10% · vs last sale $9.00M (Jun 8 2022)
Last sale anchor
$9.00M
Jun 8 2022
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
$256 / 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
$139,060
Tax year 2023
Assessed value
$2,377,896
Assessed 2023
Previous assessed
$1,525,736
+55.9% YoY
Effective rate
5.85%
On assessed value
Assessed land
$1,049,721
Assessed improvement
$1,328,175
Land market value
$3,149,478
Improvement market value
$3,984,923
Total market value
$7,134,401
Applied tax rate
18,079.0000
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
Status
Off-Market
Year built
1988
Construction
BRICK
Heating
NONE
Total area
35,368 SF
Lot
1.24 ac (54,058 SF)
APN
16-23-303-016
UPID
US28-1520124
Jurisdiction
LAKE
Metro division
LAKE COUNTY-KENOSHA COUNTY, IL-WI 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
$6.4M
AUTO REPAIR, GARAGE
Est. value
$6.2M
RESTAURANT
Est. value
$6.0M
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RESTAURANT
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
1988
Construction
BRICK
Heating
NONE
Lot
1.24 ac
Current owner
From public records · entity-resolved
Evdona II LLC
Entity
Mailing address
32136 FOX RUN LN, EVERGREEN, CO 80439-2603
Ownership since
2022
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
Jun 8, 2022
$9,000,000
Evdona II LLC
Npem Elm Place LLC
Special Warranty Deed
$5,850,000 · Signature Bank
Dec 16, 2019
$4,425,000
Npem Elm Place LLC
Shops On Elm Place LLC
Special Warranty Deed
$3,700,000 · Wintrust Bank
Jan 25, 2019
—
Shops On Elm Place LLC
—
Deed
related
$34,962 · Miscellaneous Ins Co
Oct 3, 2001
—
Shops On Elm Place LLC
Lasalle Bank NA Trustee
Grant Deed
related
$3,900,000 · Country Life Insurance Co
—
—
Shops On Elm Place LLC
—
Loan Modification
related
$34,962 · Miscellaneous Ins Co
—
—
Shops On Elm Place LLC
—
Deed Of Trust
related
$5,300,000 · Country Life Insurance Co
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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