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Property profile & analytics
OFF-MARKET
Estimated value
$2,070,000
Office buildings
845 Geneva Rd, Carol Stream, IL 60188-2807
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US28-1762042
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1993
Total area
14,600 SF
Lot
3.43 ac (149,411 SF)
Zoning code
C
APN
05-04-400-052
UPID
US28-1762042
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
-
Blue Book Services Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.07M
Owner & transaction history
Dupage Health Coalition · 1 yrs held
Dupage Health Coalition
since 2025
7 recorded transactions
Zoning & alternative use
C · Carol Stream, IL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.3M
+25.7%
Retail stores
$3.1M
+20.2%
Commercial (general)
$3.0M
+14.2%
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 Carol Stream submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Carol Stream 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,615,000
Current use
MEDICAL BUILDING
$3,290,000
Change: +26% · Conversion: Easy
RETAIL STORES
$3,145,000
Change: +20% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,990,000
Change: +14% · Conversion: Easy
Blend value · Realmo final
$2.07M
Range $1.86M – $2.28M · ±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
$142 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$31,774
Tax year 2023
Assessed value
$437,550
Assessed 2023
Previous assessed
$413,520
+5.8% YoY
Effective rate
7.26%
On assessed value
Assessed land
$311,400
Assessed improvement
$126,150
Land market value
$934,200
Improvement market value
$378,450
Total market value
$1,312,650
Applied tax rate
5,030.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1993
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
14,600 SF
Lot
3.43 ac (149,411 SF)
Zoning code
C
APN
05-04-400-052
UPID
US28-1762042
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
C · Carol Stream, IL
Zoning C · permitted uses
C · Carol Stream, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Carol Stream. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.6M
MEDICAL BUILDING
Est. value
$3.3M
RETAIL STORES
Est. value
$3.1M
COMMERCIAL (GENERAL)
Est. value
$3.0M
OFFICE BUILDING Current
MEDICAL BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
1993
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
3.43 ac
Current owner
From public records · entity-resolved
Dupage Health Coalition
Individual
Mailing address
845 E GENEVA RD, CAROL STREAM, IL 60188-2807
Mailing matches property
Yes
Owner-occupied
Yes
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 7, 2025
—
Dupage Health Coalition
Blue Book Services LLC
Special Warranty Deed
—
Nov 20, 2023
—
Blue Book Services LLC
—
Deed
related
$6,100,000 · Old National Bank
Jan 24, 2023
—
Blue Book Services LLC
—
Deed
related
$2,500,000 · Convergent Capital Partners IV LP
Jan 18, 2023
—
Blue Book Services LLC
Produce Reporter Company
Intrafamily Transfer
related
$11,000,000 · Wheaton Bank & Trust Company
Dec 7, 2010
—
Blue Book Services INC
—
Deed Of Trust
related
$1,455,473 · J P Morgan Chase Bank
—
—
Produce Reporter Co
—
Deed Of Trust
related
$638,000 · American Nat'l Bk & Tr Chicago
—
—
Produce Reporter Co
—
Deed Of Trust
related
$750,000 · Bank One NA
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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