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Property profile & analytics
OFF-MARKET
Estimated value
$635,000
Retail space
8240 Wolf Rd, Willow Springs, IL 60480-1084
Trust Owned
15-yr Hold
~
Est. High Equity
Property ID
US28-2113987
Property profile
Verified
Property type
Retail space
Use group
STORE, RETAIL OUTLET
Year built
1975
Total area
3,952 SF
Lot
0.47 ac (20,328 SF)
APN
18-31-203-012
UPID
US28-2113987
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
-
Krupa Dental Care Dental Office
-
Pavey Michele Dental Office
-
Dr. Thomas E. Krupa, DDS Dental Office
-
Total Life Chiropractic Alternative Medicine Practice
-
Hunn Richard V DC Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$845k
Comparable Approach
Comparable
$803k
Blend (final)
Blend
$635k
Owner & transaction history
Martusciello Frank J Trust · 15 yrs held
Martusciello Frank J Trust
since 2011
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$865,000
+47.1%
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 Willow Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Willow Springs 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%
$915,000
6.5%
$845,000
7%
$785,000
Alternative Use
Use
Estimation
RETAIL STORES
$590,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$865,000
Change: +47% · Conversion: Moderate
OFFICE BUILDING
$530,000
Change: -10% · Conversion: Easy
AUTO REPAIR, GARAGE
$480,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$635k
Range $572k – $699k · ±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
$161 / 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
$26,576
Tax year 2022
Assessed value
$108,680
Assessed 2022
Previous assessed
$108,680
+0.0% YoY
Effective rate
24.45%
On assessed value
Assessed land
$25,410
Assessed improvement
$83,270
Land market value
$101,640
Improvement market value
$333,080
Total market value
$434,720
Applied tax rate
21,085.0000
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
Retail space
Use group
STORE, RETAIL OUTLET
Status
Off-Market
Year built
1975
Heating
NONE
Stories
2
Total area
3,952 SF
Lot
0.47 ac (20,328 SF)
APN
18-31-203-012
UPID
US28-2113987
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
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$590,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$865,000
OFFICE BUILDING
Est. value
$530,000
AUTO REPAIR, GARAGE
Est. value
$480,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1975
Heating
NONE
Stories
2
Lot
0.47 ac
Current owner
From public records · entity-resolved
Martusciello Frank J Trust
Trust
Mailing address
8240 WOLF RD, WILLOW SPRINGS, IL 60480-1084
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 10, 2023
—
Frank J Martusciello
—
Deed
related
$200,000 · Busey Bank
May 1, 2017
—
Frank Martusciello
—
Deed
related
$50,000 · First Cmnty Fin'l Bk
Oct 5, 2016
—
Frank J Martusciello
—
Deed
related
$631,618 · First Community Financial Bank
May 4, 2011
—
Martusciello Frank J Trust
Martusciello,frank & Lisa
Quit Claim Deed
related
—
Jul 23, 2004
$485,000
Frank Martusciello
Peterson,robert K & Lorraine A
Grant Deed
$388,000 · Harris Bank Hinsdale NA
Nov 15, 2002
—
Robert K Peterson
Baldwin,brian E
Trustees Deed
related
—
—
—
Frank Martusciello
—
Deed Of Trust
related
$950,000 · Harris Bank Hinsdale NA
—
—
Frank J Martusciello
—
Deed Of Trust
related
$631,618 · First Cmnty Fin'l Bk
—
—
Frank Martusciello
—
Loan Modification
related
$50,000 · First Cmnty Fin'l Bk
—
—
Robert K Peterson
—
Deed Of Trust
related
$320,000 · Harris Bank Roselle
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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