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Property profile & analytics
OFF-MARKET
Estimated value
$500,000
Residential income homes
8109 Christie Ave, Lyons, IL 60534-1110
Individually Owned
12-yr Hold
~
Est. High Equity
Property ID
US28-2362775
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,500 SF
Lot
0.17 ac (7,200 SF)
APN
18-02-402-011
UPID
US28-2362775
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
$365k
CAP Approach
CAP
$700k
Comparable Approach
Comparable
$485k
Blend (final)
Blend
$500k
Owner & transaction history
Juan Guerra JR. · 12 yrs held
Juan Guerra JR.
since 2014
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$765,000
+60.4%
Retail stores
$520,000
+9.0%
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 Lyons submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lyons 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
$365,000
CAP Approach
CAP Return
Estimation
6%
$755,000
6.5%
$700,000
7%
$650,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$480,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$765,000
Change: +60% · Conversion: Difficult
RETAIL STORES
$520,000
Change: +9% · Conversion: Difficult
OFFICE BUILDING
$470,000
Change: -2% · Conversion: Moderate
AUTO REPAIR, GARAGE
$425,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$500k
Range $450k – $550k · ±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
$143 / 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
$11,790
Tax year 2022
Assessed value
$32,453
Assessed 2022
Previous assessed
$32,453
+0.0% YoY
Effective rate
36.33%
On assessed value
Assessed land
$3,600
Assessed improvement
$28,853
Land market value
$36,000
Improvement market value
$288,530
Total market value
$324,530
Applied tax rate
21,049.0000
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
CENTRAL
Stories
2
Units
2
Bathrooms
4
Total area
3,500 SF
Lot
0.17 ac (7,200 SF)
APN
18-02-402-011
UPID
US28-2362775
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$480,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$765,000
RETAIL STORES
Est. value
$520,000
OFFICE BUILDING
Est. value
$470,000
AUTO REPAIR, GARAGE
Est. value
$425,000
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
2
Units
2
Bathrooms
4
Lot
0.17 ac
Current owner
From public records · entity-resolved
Juan Guerra JR.
Individual
Mailing address
8109 CHRISTIE AVE, LYONS, IL 60534-1110
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2014
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
Jun 26, 2014
$235,000
Juan Guerra JR.
Tcf Natl Bk
Grant Deed
—
Jun 18, 2013
—
Tcf Natl Bk
Judicial Sales Corp
Trustees Deed
related
—
Sep 14, 2006
—
Santiago F Romero
Romero,santiago F
Quit Claim Deed
related
$361,250 · Accredited Home Lenders
Jul 19, 2004
—
Santiago F Romero
Romero,santiago F
Quit Claim Deed
related
$342,000 · Chase Manhattan Mortgage Corp
Nov 20, 2003
—
Santiago F Romero
Romero,melanny
Quit Claim Deed
related
$286,000 · New Century Mortgage
Aug 17, 2000
$265,000
Santiago F Romero
Citizens Bank Illinois NA Ttee
Grant Deed
$251,750 · Bwm Mortgage LLC
—
—
Santiago F Romero
—
Deed Of Trust
related
$368,000 · Tcf National Bank
—
—
Santiago F Romero
—
Deed Of Trust
related
$415,436 · Tcf National 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.
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