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Property profile & analytics
OFF-MARKET
Estimated value
$1,245,000
Commercial real estate
603 Meyer Ave Valmeyer, IL 62295-3118
Individually Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US28-5449681
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Lot
1.55 ac (67,518 SF)
Zoning code
VI1
APN
09-02-281-013-000
UPID
US28-5449681
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
$1.22M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.25M
Owner & transaction history
Wayne A Gianotti · 5 yrs held
Wayne A Gianotti
since 2021
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
VI1 · Valmeyer, IL
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 Valmeyer submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Valmeyer 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
$1,195,000
ML approach
$1,220,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.25M
Range $1.12M – $1.37M · ±10% · vs last sale $1.28M (Mar 8 2021)
Last sale anchor
$1.28M
Mar 8 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
—
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
$20,663
Tax year 2023
Assessed value
$332,830
Assessed 2023
Previous assessed
$332,830
+0.0% YoY
Effective rate
6.21%
On assessed value
Assessed land
$20,260
Assessed improvement
$312,570
Land market value
$60,780
Improvement market value
$937,710
Total market value
$998,490
Applied tax rate
9,002.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Heating
NONE
Lot
1.55 ac (67,518 SF)
Zoning code
VI1
APN
09-02-281-013-000
UPID
US28-5449681
Jurisdiction
MONROE
Zoning & alternative use
VI1 · Valmeyer, IL
Zoning VI1 · permitted uses
VI1 · Valmeyer, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Valmeyer. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
1.55 ac
Current owner
From public records · entity-resolved
Wayne A Gianotti
Individual
Free & Clear · 5 yrs held
Mailing address
1108 14TH ST, CODY, WY 82414-3743
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 8, 2021
$1,278,700
Wayne A Gianotti
Hubbard Enterprises LLC
Special Warranty Deed
—
Sep 10, 2020
—
Hubbard Enterprises LLC
Village Of Valmeyer
Special Warranty Deed
$1,000,000 · Mrv Banks
Jun 20, 2019
—
Village Of Valmeyer
Grueninger,mark J
Grant Deed
—
Apr 1, 2015
—
Grueninger,mark J
Grueninger Robin L
Quit Claim Deed
—
May 15, 2012
$40,000
Mark J Grueninger
Midland States Bank
Warranty Deed
$30,000 · State Bank Of Waterloo
Nov 18, 2010
—
Midland States Bk
Splash-n-dash Car Wash Ltd
Warranty Deed
—
Dec 7, 2007
$200,000
Splash N Dash Car Wash Ltd
Sb Suds LLC
Warranty Deed
$200,000 · Commercial State Bank
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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