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Property profile & analytics
OFF-MARKET
Estimated value
$1,240,000
Office Spaces
8110 Cass Ave Darien, IL 60561-5013
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US28-2240117
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2008
Total area
6,389 SF
Lot
1.23 ac (53,579 SF)
Zoning code
C
APN
09-33-213-037
UPID
US28-2240117
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
$1.66M
Comparable Approach
Comparable
$1.26M
Blend (final)
Blend
$1.24M
Owner & transaction history
Titan Real Estate Holdings LLC · 9 yrs held
Titan Real Estate Holdings LLC
since 2016
6 recorded transactions
Zoning & alternative use
C · Darien, IL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.0M
+62.2%
Office building
$1.4M
+17.9%
Medical building
$1.4M
+17.5%
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 Darien submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Darien 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%
$1,795,000
6.5%
$1,660,000
7%
$1,540,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,225,000
Current use
RESTAURANT
$1,985,000
Change: +62% · Conversion: Difficult
OFFICE BUILDING
$1,445,000
Change: +18% · Conversion: Easy
MEDICAL BUILDING
$1,440,000
Change: +18% · Conversion: Easy
RETAIL STORES
$1,375,000
Change: +12% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,235,000
Change: +1% · Conversion: Moderate
Blend value · Realmo final
$1.24M
Range $1.12M – $1.36M · ±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
$194 / 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
$21,500
Tax year 2023
Assessed value
$318,170
Assessed 2023
Previous assessed
$329,610
-3.5% YoY
Effective rate
6.76%
On assessed value
Assessed land
$64,050
Assessed improvement
$254,120
Land market value
$192,150
Improvement market value
$762,360
Total market value
$954,510
Applied tax rate
9,043.0000
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
2008
Heating
NONE
Stories
1
Total area
6,389 SF
Lot
1.23 ac (53,579 SF)
Zoning code
C
APN
09-33-213-037
UPID
US28-2240117
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
C · Darien, ILZoning C · permitted uses
C · Darien, IL
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
COMMERCIAL (GENERAL) Current
Est. value
$1.2M
RESTAURANT
Est. value
$2.0M
OFFICE BUILDING
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.4M
RETAIL STORES
Est. value
$1.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.2M
COMMERCIAL (GENERAL) Current
RESTAURANT
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
2008
Heating
NONE
Stories
1
Lot
1.23 ac
Current owner
From public records · entity-resolved
Titan Real Estate Holdings LLC
Entity
Mailing address
8110 CASS AVE, DARIEN, IL 60561-5013
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 2, 2016
$2,075,000
Titan Real Estate Holdings LLC
Darienmed
Deed
$1,280,000 · First Community Financial Bank
May 4, 2012
$1,600,000
Darienmed
Shukis Mary Kay Trust
Grant Deed
$1,440,000 · Inland Bk&tr
Jan 26, 2012
—
Shukis Mary K Trust
Trust Hth 2134
Quit Claim Deed
related
—
—
—
Darienmed
—
Deed Of Trust
related
$500,000 · Inland Bk&tr
—
—
Darienmed
—
Deed Of Trust
related
$500,000 · Inland Bk&tr
—
—
University Dermatology St Josephs Dermatology LLC
—
Loan Modification
related
$2,440,000 · Inland 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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