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Property profile & analytics
OFF-MARKET
Estimated value
$10,800,000
Grocery and convenience stores
7501 Nn Ave, River Forest, IL 60305-1132
Individually Owned
4-yr Hold
Free & Clear
Property ID
US28-2301916
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1957
Lot
1.02 ac (44,431 SF)
APN
15-01-201-025
UPID
US28-2301916
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
-
Fresh Thyme Market Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.84M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.80M
Owner & transaction history
Gk Dst River Forest Grocery · 4 yrs held
Gk Dst River Forest Grocery
since 2021
Last sale
$10.8M
5 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 River Forest submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs River Forest 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
$12,300,000
ML approach
$10,840,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$10.80M
Range $9.72M – $11.88M · ±10% · vs last sale $10.78M (Jul 22 2021)
Last sale anchor
$10.78M
Jul 22 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 2022Property tax & assessments
Tax year 2022
Tax billed
$168,940
Tax year 2022
Assessed value
$523,160
Assessed 2022
Previous assessed
$502,100
+4.2% YoY
Effective rate
32.29%
On assessed value
Assessed land
$278,706
Assessed improvement
$244,454
Land market value
$1,114,824
Improvement market value
$977,816
Total market value
$2,092,640
Applied tax rate
33,015.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1957
Heating
NONE
Lot
1.02 ac (44,431 SF)
APN
15-01-201-025
UPID
US28-2301916
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
Year built
1957
Heating
NONE
Lot
1.02 ac
Current owner
From public records · entity-resolved
Gk Dst River Forest Grocery
Individual
Free & Clear · 4 yrs held
Mailing address
2650 WARRENVILLE RD STE #700, DOWNERS GROVE, IL 60515-2074
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 22, 2021
$10,778,500
Gk Dst River Forest Grocery
Rf Grocery LLC
Warranty Deed
—
Jul 20, 2020
$8,050,000
Rf Grocery LLC
7501 W North Avenue LLC
Grant Deed
$5,190,000 · Barrington Bk&tr
Oct 23, 2012
—
Sec Clark & Howard LLC
—
Deed Of Trust
related
$17,550,000 · Rbs Citizens Bank NA
Sep 11, 2007
$3,500,000
7501 W North Avenue LLC
Dimatteo Investments
Grant Deed
$21,000,000 · State Farm Life Insurance Co
Aug 11, 2006
—
Investments Dimatteo
Trust 49060
Grant Deed
related
—
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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