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Property profile & analytics
OFF-MARKET
Office Spaces
820 Dundee Ave Elgin, IL 60120-3068
Entity Owned
4-yr Hold
Free & Clear
Property ID
US28-2061781
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1896
Total area
2,914 SF
APN
06-12-257-009
UPID
US28-2061781
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
-
Collision Equipment Experts Factory Industrial Manufacturer
-
Emergency Construction Group Construction Company
-
1896 Fire Station #3 Tour Operator
-
C&S Enterprises General Contractor
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
Tianguis LLC · 4 yrs held
Tianguis LLC
since 2021
Last sale
$210,000
5 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 Elgin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Elgin 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
$7,588
Tax year 2022
Assessed value
$87,505
Assessed 2022
Previous assessed
$81,811
+7.0% YoY
Effective rate
8.67%
On assessed value
Assessed land
$20,050
Assessed improvement
$67,455
Land market value
$60,150
Improvement market value
$202,365
Total market value
$262,515
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
1896
Heating
NONE
Total area
2,914 SF
APN
06-12-257-009
UPID
US28-2061781
Jurisdiction
KANE
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
1896
Heating
NONE
Current owner
From public records · entity-resolved
Tianguis LLC
Entity
Free & Clear · 4 yrs held
Mailing address
704 OAK ST, ROSELLE, IL 60172-2962
Ownership since
2021
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
Jun 12, 2023
—
Tianguis LLC
—
Deed
related
$292,500 · Us Bank NA
Sep 3, 2021
$210,000
Tianguis LLC
Rosa Stozek
Warranty Deed
—
Sep 11, 2020
—
Rosa Stozek
David J Montes
Quit Claim Deed
related
—
Apr 6, 2018
$99,333
David J Montes
Conti,joseph V
Warranty Deed
$100,000 · Financial Freedom Lns
—
—
Joseph V Conti
—
Deed Of Trust
related
$153,799 · Fifth Third 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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