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Property profile & analytics
FOR SALE
Retail space
800 W Hillgrove Ave, Western Springs, IL 60558
Entity Owned
1-yr Hold
Free & Clear
Property ID
US28-5020554
For Sale
1 / 6
$5,975,000
800 W Hillgrove Ave, Western Springs, IL 60558
View Listing →
Property profile
Verified
Property type
Retail space
Use group
STORE, RETAIL OUTLET
Year built
2003
Lot
0.07 ac (3,050 SF)
APN
18-06-405-039
UPID
US28-5020554
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
-
Spring Orthodontics Dental Office
-
Matt Gross - State Farm Insurance Agent Insurance Agency
-
Davanti Enoteca Restaurant
-
The Planet Group Employment Agency Business Service Center
-
Midland Oral Surgey and Implant Centers Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.98M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.98M
Owner & transaction history
800 Hillgrove LLC · 1 yrs held
800 Hillgrove LLC
since 2024
Last sale
$6.0M
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 Western Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Western Springs 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
$5,975,000
ML approach
$5,975,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$5.98M
Range $5.38M – $6.57M · ±10% · vs last sale $5.98M (Sep 6 2024)
Last sale anchor
$5.98M
Sep 6 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
—
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
$32,621
Tax year 2022
Assessed value
$127,746
Assessed 2022
Previous assessed
$127,746
+0.0% YoY
Effective rate
25.54%
On assessed value
Assessed land
$11,437
Assessed improvement
$116,309
Land market value
$45,748
Improvement market value
$465,236
Total market value
$510,984
Applied tax rate
21,306.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
STORE, RETAIL OUTLET
Status
For Sale
Year built
2003
Heating
NONE
Lot
0.07 ac (3,050 SF)
APN
18-06-405-039
UPID
US28-5020554
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
2003
Heating
NONE
Lot
0.07 ac
Current owner
From public records · entity-resolved
800 Hillgrove LLC
Entity
Free & Clear · 1 yrs held
Mailing address
PO BOX 619, WESTERN SPRINGS, IL 60558-0619
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 6, 2024
$5,975,000
800 Hillgrove LLC
800 Hillgrove LLC
Special Warranty Deed
—
Nov 16, 2016
—
800 Hillgrove LLC
—
Deed
related
$2,100 · Northbrook Bk&tr
Jun 30, 2011
—
800 Hillgrove LLC
—
Deed Of Trust
related
$4,600,000 · Heartland Bank
Mar 24, 2008
—
800 Hill Grove LLC
—
Trustees Deed
related
$4,830,000 · Harris NA
Oct 21, 2003
$795,000
800 Hillgrove LLC
Tominator INC
Grant Deed
—
Aug 14, 2003
—
Tominator INC
Bp Products North America INC
Quit Claim Deed
related
—
Sep 9, 1999
$200,000
Tominator INC
Amoco Oil Co
Grant Deed
—
—
—
800 Hillgrove LLC
—
Deed Of Trust
related
$2,100 · Northbrook Bk&tr
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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