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Property profile & analytics
OFF-MARKET
Estimated value
$16,860,000
Commercial real estate
820 Foster St, Evanston, IL 60201-3212
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US28-2139813
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1974
Total area
84,834 SF
Lot
0.79 ac (34,344 SF)
APN
11-18-109-057
UPID
US28-2139813
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
-
The Pearl of Evanston Nursing Home
-
ERIC J CHUANG Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$22.03M
Comparable Approach
Comparable
$20.99M
Blend (final)
Blend
$16.86M
Owner & transaction history
Pearl Of Evanston Realty LLC
Pearl Of Evanston Realty LLC
since 2025
Last sale
$12.2M
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 Evanston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Evanston 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%
$23,860,000
6.5%
$22,025,000
7%
$20,450,000
Blend value · Realmo final
$16.86M
Range $15.17M – $18.55M · ±10% · vs last sale $12.21M (Jun 2 2025)
Last sale anchor
$12.21M
Jun 2 2025
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
$199 / 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
$708,748
Tax year 2022
Assessed value
$3,051,163
Assessed 2022
Previous assessed
$2,284,734
+33.5% YoY
Effective rate
23.23%
On assessed value
Assessed land
$429,300
Assessed improvement
$2,621,863
Land market value
$1,717,200
Improvement market value
$10,487,452
Total market value
$12,204,652
Applied tax rate
17,001.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1974
Heating
NONE
Stories
6
Total area
84,834 SF
Lot
0.79 ac (34,344 SF)
APN
11-18-109-057
UPID
US28-2139813
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
1974
Heating
NONE
Stories
6
Lot
0.79 ac
Current owner
From public records · entity-resolved
Pearl Of Evanston Realty LLC
Entity
Mailing address
8701 E 116TH ST STE #260, FISHERS, IN 46038-3226
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Sep 2, 2025
$12,210,000
Pearl Of Evanston Realty LLC
Mhi Evanston LP
Special Warranty Deed
$38,000,000 · Forbright Bank
Nov 15, 2023
—
Mhi Evanston LP
—
Deed
related
$159,024,311 · Key Bank NA
Jun 8, 2017
—
Mhi Evanston LP
—
Deed
related
$1,000,000,000 · Keybank USA
Nov 7, 2016
$22,900,000
Mhi Evanstone LP
Symphony Of Evanstone LLC
Grant Deed
related
$300,000,000 · Keybank USA
Nov 3, 2014
—
Symphony Of Evanston LLC
Mather Lifeways
Grant Deed
related
$11,600,000 · Privatebank & 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.
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