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Property profile & analytics
OFF-MARKET
Estimated value
$1,750,000
Office Spaces
8 Sunset Hls Professional Ctr, Edwardsville, IL 62025-3760
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US28-3356701
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1995
Total area
4,954 SF
Lot
0.41 ac (17,860 SF)
APN
14-2-15-28-01-104-008
UPID
US28-3356701
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
$1.75M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.89M
Blend (final)
Blend
$1.75M
Owner & transaction history
Heitman Homes INC · 1 yrs held
Heitman Homes INC
since 2024
Last sale
$1.8M
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 Edwardsville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Edwardsville 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
$1,750,000
ML approach
$1,750,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.75M
Range $1.58M – $1.93M · ±10% · vs last sale $1.75M (Oct 29 2024)
Last sale anchor
$1.75M
Oct 29 2024
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
$353 / 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
$27,167
Tax year 2022
Assessed value
$370,990
Assessed 2022
Previous assessed
$370,990
+0.0% YoY
Effective rate
7.32%
On assessed value
Assessed land
$64,490
Assessed improvement
$306,500
Land market value
$193,664
Improvement market value
$920,420
Total market value
$1,114,084
Applied tax rate
102.0000
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 Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1995
Heating
NONE
Total area
4,954 SF
Lot
0.41 ac (17,860 SF)
APN
14-2-15-28-01-104-008
UPID
US28-3356701
Jurisdiction
MADISON
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
1995
Heating
NONE
Lot
0.41 ac
Current owner
From public records · entity-resolved
Heitman Homes INC
Entity
Mailing address
514 E VANDALIA ST, EDWARDSVILLE, IL 62025-1855
Ownership since
2024
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
Apr 20, 2026
—
Heitman Homes INC
—
Deed
related
$400,000 · First Mid Il Bank And Trust
Oct 29, 2024
$1,750,000
Heitman Homes INC
Red State LLC
Special Warranty Deed
$850,000 · First Mid Illinois Bk & Tr NA
Sep 22, 2023
$770,000
Red State LLC
Christian Hospital Illinois Service
Special Warranty Deed
—
Jan 19, 2007
—
Christian Hospital Il Svcs
Alton Memorial Hospital
Warranty Deed
—
Dec 14, 2004
—
Alton Memorial Hospital
Ch Allied Services INC
Warranty Deed
related
—
Feb 21, 2002
—
Ch Allied Services INC
Alton Memorial Hospital
Grant Deed
related
—
Jun 12, 1998
$305,000
Madonna Jones
Plummer Investments LLC
Grant Deed
$305,000 · Bank Of Edwardsville
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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