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Property profile & analytics
FOR SALE
Office Spaces
801 N Cass Ave, Westmont, IL 60559
Trust Owned
23-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US28-0432928
For Sale
1 / 20
$5,615,000
801 N Cass Ave, Westmont, IL 60559
View Listing →
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1981
Total area
44,100 SF
Lot
1.81 ac (78,844 SF)
Zoning code
C
APN
09-03-101-008
UPID
US28-0432928
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
-
Pressmaster Tool Co Inc Production Facility Factory
-
Amit Sharma, MD Pediatrician Physician
-
Brinda P Joshi D.O. Physician
-
Law Offices of Jeffrey G Kendall, P.C. Law Firm
-
The Law Offices of Beuke & Beuke Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.64M
Blend (final)
Blend
$5.62M
Owner & transaction history
Lasalle Bank NA Trustee · 23 yrs held
Lasalle Bank NA Trustee
since 2002
5 recorded transactions
Zoning & alternative use
C · Westmont, IL
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 Westmont submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westmont 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$8,015,000
Current use
OFFICE BUILDING
$7,905,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$5.62M
Range $5.05M – $6.18M · ±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
$127 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$98,137
Tax year 2023
Assessed value
$1,471,120
Assessed 2023
Previous assessed
$1,422,050
+3.5% YoY
Effective rate
6.67%
On assessed value
Assessed land
$221,040
Assessed improvement
$1,250,080
Land market value
$663,120
Improvement market value
$3,750,240
Total market value
$4,413,360
Applied tax rate
9,005.0000
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
For Sale
Year built
1981
Heating
NONE
Stories
3
Total area
44,100 SF
Lot
1.81 ac (78,844 SF)
Zoning code
C
APN
09-03-101-008
UPID
US28-0432928
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
C · Westmont, IL
Zoning C · permitted uses
C · Westmont, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Westmont. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$8.0M
OFFICE BUILDING
Est. value
$7.9M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
1981
Heating
NONE
Stories
3
Lot
1.81 ac
Current owner
From public records · entity-resolved
Lasalle Bank NA Trustee
Trust
Mailing address
825 N CASS AVE STE #302, WESTMONT, IL 60559-6403
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2002
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
May 22, 2017
—
Trust 130590
—
Grant Deed
related
$36,200,000 · Northern Tr
Dec 30, 2002
$4,050,000
Lasalle Bank NA Trustee
801 Cass LLC
Grant Deed
related
—
May 19, 2000
$3,330,000
801 Cass LLC
Oak Properties LP
Grant Deed
$2,664,000 · American Nat'l Bk & Tr Chicago
Aug 6, 1998
—
Oak Properties LP
Bank One Trust Co NA Trustee
Grant Deed
related
—
—
—
Oak Properties LP
—
Deed Of Trust
related
$2,035,000 · Heritage Community Bank
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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