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Property profile & analytics
OFF-MARKET
Commercial real estate
8166 Grand Ave, River Grove, IL 60171-1521
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US28-1072459
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1983
Lot
0.1 ac (4,550 SF)
APN
12-26-405-012
UPID
US28-1072459
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
-
La Provincia Restaurant Restaurant
-
ATM Atm
-
Piggy's Pub & Grub Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Jj Capital Holdings LLC · 3 yrs held
Jj Capital Holdings LLC
since 2023
Last sale
$400,000
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 River Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs River Grove 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
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
$6,418
Tax year 2022
Assessed value
$20,244
Assessed 2022
Previous assessed
$19,930
+1.6% YoY
Effective rate
31.70%
On assessed value
Assessed land
$19,621
Assessed improvement
$623
Land market value
$78,484
Improvement market value
$2,492
Total market value
$80,976
Applied tax rate
20,032.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1983
Heating
NONE
Stories
1
Lot
0.1 ac (4,550 SF)
APN
12-26-405-012
UPID
US28-1072459
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
1983
Heating
NONE
Stories
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
Jj Capital Holdings LLC
Entity
Mailing address
736 DUNDEE AVE, ELGIN, IL 60120-3200
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 6, 2023
$400,000
Jj Capital Holdings LLC
Miller Management LLC
Warranty Deed
—
Mar 8, 2018
$274,000
Miller Management LLC
Benard,joseph
Warranty Deed
—
Feb 27, 2018
$350,000
Joseph Benardo
Fam Entertainment INC
Warranty Deed
—
Jul 14, 2015
$300,000
Fam Entertainment INC
Fluid Investments LLC
Grant Deed
—
Apr 28, 2015
$300,000
Fam Entertaiment LLC
Fluid Investments LLC
Grant Deed
—
Jan 14, 2015
$300,000
Fam Entertaiment LLC
Fluid Investments LLC
Grant Deed
—
Jan 10, 2005
$320,000
Fluid Investments LLC
Trust Rg1004
Grant Deed
$256,000 · Amcore Bank
—
—
Fam Entertainment LLC
—
Deed Of Trust
related
$232,834 · Fluid Investments LLC
—
—
Fam Entertainment LLC
—
Deed Of Trust
related
$232,834 · Fluid Investments LLC
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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