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Property profile & analytics
OFF-MARKET
Estimated value
$31,305,000
Community centers
8301 Belmont Ave, River Grove, IL 60171-1001
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US28-0567056
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1967
Lot
17.26 ac (751,846 SF)
APN
12-26-201-077
UPID
US28-0567056
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$31.31M
Owner & transaction history
Eca Buligo Thatcher Woods Partners · 3 yrs held
Eca Buligo Thatcher Woods Partners
since 2022
Last sale
$30.5M
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
Method
Estimation
Statistic approach
$32,910,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$31.31M
Range $28.17M – $34.44M · ±10% · vs last sale $30.50M (Aug 10 2022)
Last sale anchor
$30.50M
Aug 10 2022
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
—
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
$1,577,197
Tax year 2022
Assessed value
$4,975,122
Assessed 2022
Previous assessed
$4,953,545
+0.4% YoY
Effective rate
31.70%
On assessed value
Assessed land
$2,632,115
Assessed improvement
$2,343,007
Land market value
$10,528,460
Improvement market value
$9,372,028
Total market value
$19,900,488
Applied tax rate
20,179.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1967
Heating
NONE
Lot
17.26 ac (751,846 SF)
APN
12-26-201-077
UPID
US28-0567056
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
1967
Heating
NONE
Lot
17.26 ac
Current owner
From public records · entity-resolved
Eca Buligo Thatcher Woods Partners
Entity
Mailing address
13041 W LINEBAUGH AVE, TAMPA, FL 33626-4484
Ownership since
2022
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
Aug 10, 2022
$30,500,000
Eca Buligo Thatcher Woods Partners
In Retail Fund Thatcher Woods LLC
Special Warranty Deed
$21,500,000 · American National Insurance Co
Feb 18, 2022
—
In Retail Fund Thatcher Woods LLC
—
Deed
related
$835,000,000 · Wells Fargo Bank NA
Dec 27, 2018
—
In Retail Fund Thatcher Woods
—
Deed
related
$832,242,551 · Wells Fargo Bk
May 2, 2002
$18,564,000
Inland Real Estate Il LLC
Chitown River Grove LLC
Grant Deed
—
May 2, 2002
—
Chitownriver Grove LLC
Cole Taylor Bank Trustee
Grant Deed
related
—
Jun 2, 1999
$10,000,000
Cole Taylor Bank
Banco Popular N America Ttee
Trustees Deed
related
—
Jun 2, 1999
—
Cole Taylor Bank Trustee
Banco Popular NA Trustee
Grant Deed
related
$15,500,000 · Inland Real Estate Corp
—
—
In Retail Fund Thatcher Woods
—
Loan Modification
related
$832,242,551 · Wells Fargo Bk
—
—
Retail Fund Thatcher Woods LLC
—
Deed Of Trust
related
$13,500,000 · John Hancock Life Insurance Co
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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