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Property profile & analytics
OFF-MARKET
Estimated value
$1,440,000
Retail residential properties
7451 Yates Blvd Chicago, IL 60649-3331
Entity Owned
18-yr Hold
Absentee Owner
Free & Clear
Property ID
US28-0915300
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1927
Total area
10,300 SF
Lot
0.32 ac (13,862 SF)
APN
21-30-115-011
UPID
US28-0915300
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
-
Q2 Towing & Recovery Inc. Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.88M
Blend (final)
Blend
$1.44M
Owner & transaction history
Bv 75th & Yates LLC · 18 yrs held
Bv 75th & Yates LLC
since 2007
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 Chicago submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Chicago 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,170,000
Current use
Blend value · Realmo final
$1.44M
Range $1.30M – $1.58M · ±10%
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
$140 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$26,236
Tax year 2022
Assessed value
$127,556
Assessed 2022
Previous assessed
$127,556
+0.0% YoY
Effective rate
20.57%
On assessed value
Assessed land
$12,475
Assessed improvement
$115,081
Land market value
$124,750
Improvement market value
$1,150,810
Total market value
$1,275,560
Applied tax rate
70,001.0000
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
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1927
Heating
NONE
Stories
2
Total area
10,300 SF
Lot
0.32 ac (13,862 SF)
APN
21-30-115-011
UPID
US28-0915300
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
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.2M
COMMERCIAL (GENERAL) Current
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
1927
Heating
NONE
Stories
2
Lot
0.32 ac
Current owner
From public records · entity-resolved
Bv 75th & Yates LLC
Entity
Free & Clear · 18 yrs held
Mailing address
832 CUSTER AVE, EVANSTON, IL 60202-2269
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 21, 2007
—
Bv 75th & Yates LLC
C Squared Holdings LLC
Quit Claim Deed
related
—
Aug 14, 2007
$910,000
C Squared Holdings LLC
North Star Trust Co
Deed
$1,510,000 · Austin Bank Of Chicago
Jan 26, 2006
—
7459 S Yates LLC
Giljen,dragoljub
Quit Claim Deed
related
—
Nov 30, 2005
—
Trust 03-6422
—
Grant Deed
related
$1,240,000 · Austin Bank Chicago
Sep 23, 2005
—
Dan Giljen
—
Trustees Deed
related
$235,000 · Ogrinika Vasic
Nov 4, 2003
—
North,star Tr
—
Trustees Deed
related
$664,000 · Citizens Bank & Trust Chicago
Sep 24, 2003
—
North,star Tr
Marjanovic,zoran
Grant Deed
related
—
Jan 9, 2003
—
Zoran Martanovic
Surplus Properties INC
Grant Deed
related
—
Oct 12, 2001
$375,000
Surplus Properties INC
Grant,john W
Grant Deed
—
—
—
John W Grant
—
Deed Of Trust
related
$258,750 · Superior Bank Fsb
—
—
Surplus Properties INC
—
Deed Of Trust
related
$1,400,000 · Broadway Bank
—
—
Zoran Marjanovic
—
Deed Of Trust
related
$420,000 · First Bank Of The Americas Ssb
—
—
C Squared Holdings LLC
—
Deed Of Trust
related
$360,000 · Austin Bank Chicago
—
—
Bv 75th & Yates LLC
—
Deed Of Trust
related
$1,980,000 · Austin Bank Chicago
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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