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Property profile & analytics
OFF-MARKET
Estimated value
$1,100,000
Office Spaces
811 Elm St, Hinsdale, IL 60521-3507
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US28-2135296
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2001
Total area
4,243 SF
Lot
0.22 ac (9,583 SF)
Zoning code
C
APN
09-01-210-003
UPID
US28-2135296
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
$1.10M
CAP Approach
CAP
$1.10M
Comparable Approach
Comparable
$1.01M
Blend (final)
Blend
$1.10M
Owner & transaction history
Skill Management LLC · 2 yrs held
Skill Management LLC
since 2024
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
C · Hinsdale, IL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.5M
+35.8%
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 Hinsdale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hinsdale 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
$1,100,000
ML approach
$1,100,000
CAP Approach
CAP Return
Estimation
6%
$1,195,000
6.5%
$1,100,000
7%
$1,025,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,105,000
Current use
AUTO REPAIR, GARAGE
$1,500,000
Change: +36% · Conversion: Difficult
OFFICE BUILDING
$960,000
Change: -13% · Conversion: Easy
MEDICAL BUILDING
$955,000
Change: -14% · Conversion: Easy
RETAIL STORES
$915,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$1.10M
Range $990k – $1.21M · ±10% · vs last sale $1.10M (May 2 2024)
Last sale anchor
$1.10M
May 2 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
$259 / 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
$13,970
Tax year 2023
Assessed value
$260,110
Assessed 2023
Previous assessed
$240,840
+8.0% YoY
Effective rate
5.37%
On assessed value
Assessed land
$65,180
Assessed improvement
$194,930
Land market value
$195,540
Improvement market value
$584,790
Total market value
$780,330
Applied tax rate
9,059.0000
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
2001
Heating
NONE
Stories
3
Total area
4,243 SF
Lot
0.22 ac (9,583 SF)
Zoning code
C
APN
09-01-210-003
UPID
US28-2135296
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
C · Hinsdale, IL
Zoning C · permitted uses
C · Hinsdale, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hinsdale. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.5M
OFFICE BUILDING
Est. value
$960,000
MEDICAL BUILDING
Est. value
$955,000
RETAIL STORES
Est. value
$915,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
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
2001
Heating
NONE
Stories
3
Lot
0.22 ac
Current owner
From public records · entity-resolved
Skill Management LLC
Entity
Mailing address
811 N ELM ST, HINSDALE, IL 60521-3507
Mailing matches property
Yes
Owner-occupied
Yes
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 2, 2024
$1,100,000
Skill Management LLC
Hickory Holdings LLC
Warranty Deed
$880,000 · Cornerstone National Bank & Trust C
Apr 5, 2016
$703,333
Hickory Holdings LLC
811 Elm LLC
Warranty Deed
—
Sep 2, 2011
$600,000
811 Elm LLC
Mcmahon Properties LLC
Warranty Deed
$600,000 · Mcmahon Properties LLC
Oct 16, 2000
—
Mcmahon Properties LLC
—
Grant Deed
related
$840,000 · Hinsbrook Bank & Trust
Jul 7, 2000
—
Mcmahon Properties LLC
Mcmahon,james P
Quit Claim Deed
related
—
May 22, 2000
$375,000
James P Mcmahon
Stanley,thomas R
Grant Deed
$337,500 · Hinsbrook Bank & Trust
Nov 25, 1998
$200,000
Thomas R Stanley
Jacob,john F & Nancy A
Grant Deed
$176,000 · Labe Federal Bnak
—
—
Mcmahon Properties LLC
—
Deed Of Trust
related
$700,000 · Hinsbrook Bank & Trust
—
—
Thomas R Stanley
—
Deed Of Trust
related
$80,000 · Labe Federal Bank
—
—
John F Jacob
—
Deed Of Trust
related
$100,000 · State Bank Of Countryside
—
—
Mcmahon Properties LLC
—
Deed Of Trust
related
$500,000 · Hinsbrook Bank & Trust
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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