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Property profile & analytics
OFF-MARKET
Estimated value
$79,905,000
Garden apartment buildings
756 Bode Cir, Hoffman Estates, IL 60169-2972
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US28-2574703
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1970
Lot
19.28 ac (839,837 SF)
APN
07-16-301-003
UPID
US28-2574703
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$79.91M
Owner & transaction history
Hoffman Hills Apartments LLC · 1 yrs held
Hoffman Hills Apartments LLC
since 2025
Last sale
$75.8M
6 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 Hoffman Estates submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hoffman Estates 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
$88,110,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$79.91M
Range $71.91M – $87.90M · ±10% · vs last sale $75.81M (Feb 5 2025)
Last sale anchor
$75.81M
Feb 5 2025
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
$1,330,513
Tax year 2022
Assessed value
$4,480,000
Assessed 2022
Previous assessed
$3,300,006
+35.8% YoY
Effective rate
29.70%
On assessed value
Assessed land
$671,695
Assessed improvement
$3,808,305
Land market value
$6,716,950
Improvement market value
$38,083,050
Total market value
$44,800,000
Applied tax rate
35,013.0000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1970
Heating
NONE
Lot
19.28 ac (839,837 SF)
APN
07-16-301-003
UPID
US28-2574703
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
1970
Heating
NONE
Lot
19.28 ac
Current owner
From public records · entity-resolved
Hoffman Hills Apartments LLC
Entity
Mailing address
171 N ABERDEEN ST STE #400, CHICAGO, IL 60607-1670
Ownership since
2025
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
Feb 5, 2025
$75,806,500
Hoffman Hills Apartments LLC
Tri Twg Ac Tic LLC
Special Warranty Deed
$54,809,000 · Jll Real Estate Capital LLC
Apr 17, 2019
$11,935,000
Tri-twg Ac Tic LLC
Green Wood Cap Invs LLC
Grant Deed
$50,000,000 · Tri-twg Ac Tic LLC
Dec 28, 2012
—
Greenwood Capital Invs LLC
Greenwood Capital Corp
Quit Claim Deed
related
—
Jun 16, 2006
—
Greenwood Capital Corp
—
Deed Of Trust
related
$32,000,000 · State Farm Life Insurance Co
Mar 19, 1998
—
Greenwood Capital Corp
First Nat'l Morton Grove Ttee
Grant Deed
related
$19,500,000 · General Electric Capital Corp
—
—
Greenwood Capital Investments
—
Deed Of Trust
related
$50,000,000 · Walker & Dunlop
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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