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Property profile & analytics
OFF-MARKET
Estimated value
$1,105,000
Retail space
800 Des Plaines Ave Forest Park, IL 60130-2927
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US28-2516917
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1993
Total area
6,534 SF
Lot
0.41 ac (17,900 SF)
APN
15-13-302-001
UPID
US28-2516917
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
$1.40M
Comparable Approach
Comparable
$1.17M
Blend (final)
Blend
$1.11M
Owner & transaction history
Rojo Management LLC · 6 yrs held
Rojo Management LLC
since 2019
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.4M
+47.1%
Apartment house (5+ units)
$1.2M
+24.6%
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 Forest Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Forest Park 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%
$1,510,000
6.5%
$1,395,000
7%
$1,295,000
Alternative Use
Use
Estimation
RETAIL STORES
$975,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,435,000
Change: +47% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$1,215,000
Change: +25% · Conversion: Difficult
OFFICE BUILDING
$875,000
Change: -10% · Conversion: Easy
AUTO REPAIR, GARAGE
$790,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$1.11M
Range $995k – $1.22M · ±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
$169 / 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
$56,779
Tax year 2022
Assessed value
$158,415
Assessed 2022
Previous assessed
$158,415
+0.0% YoY
Effective rate
35.84%
On assessed value
Assessed land
$53,700
Assessed improvement
$104,715
Land market value
$214,800
Improvement market value
$418,860
Total market value
$633,660
Applied tax rate
31,038.0000
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 space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1993
Heating
NONE
Stories
1
Total area
6,534 SF
Lot
0.41 ac (17,900 SF)
APN
15-13-302-001
UPID
US28-2516917
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
RETAIL STORES Current
Est. value
$975,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.2M
OFFICE BUILDING
Est. value
$875,000
AUTO REPAIR, GARAGE
Est. value
$790,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1993
Heating
NONE
Stories
1
Lot
0.41 ac
Current owner
From public records · entity-resolved
Rojo Management LLC
Entity
Mailing address
800 DES PLAINES AVE, FOREST PARK, IL 60130-2927
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 29, 2025
—
Rojo Management LLC
—
Deed
related
$800,000 · Forest Park National Bank & Trust Co
Oct 13, 2020
—
Rojo Management LLC
—
Deed
related
$553,000 · State Farm Bk
Aug 29, 2019
$685,000
Rojo Management LLC
Keenum Michael E Trust
Warranty Deed
$548,000 · State Farm Bk
Dec 29, 2016
—
Keenum,michael E Trust
—
Deed
related
$1,520,000 · Privatebank & Tr
—
—
Keenum Trust
—
Deed Of Trust
related
$375,000 · Lasalle National Bank
—
—
Keenum Trust
—
Deed Of Trust
related
$250,000 · Lasalle National Bank
—
—
Keenum,michael E Trust
—
Deed Of Trust
related
$754,476 · Northern Tr
—
—
Keenum Trust
—
Deed Of Trust
related
$160,000 · Northern Trust Co
—
—
Keenum Trust
—
Deed Of Trust
related
$560,000 · Northern Trust Co
—
—
Keenum,michael E Trust
—
Deed Of Trust
related
$1,520,000 · Privatebank & Tr
—
—
Rojo Management LLC
—
Deed Of Trust
related
$553,000 · State Farm Bk
—
—
Keenum Michael E Trust
—
Deed Of Trust
related
$900,000 · Private Bank & Trust Co
—
—
Keenum Michael E Trust
—
Deed Of Trust
related
$850,000 · Northern Trust Co
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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