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Property profile & analytics
OFF-MARKET
Estimated value
$1,225,000
Apartment buildings
85 Crystal St, Elgin, IL 60123-6386
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US28-5553594
Property summary
AI-generated overview
This exceptional investment opportunity presents a 15-unit apartment building located at 85 S Crystal St, Elgin, IL 60123. The three-story building, constructed in 1972, boasts 11,349 square feet of net rentable space situated on a nearly one-acre lot (34,689 sq ft). The property features a mix of six one-bedroom/one-bathroom and nine two-bedroom/one-bathroom units, all with exterior and interior access. Units include laminate flooring, eat-in kitchens, and spacious bathrooms, equipped with sleeve air conditioners. Heating is a mix of baseboard (9 units) and individual furnaces (6 units)
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1972
Total area
11,340 SF
Lot
0.79 ac (34,553 SF)
APN
06-14-429-005
UPID
US28-5553594
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
$1.21M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.53M
Blend (final)
Blend
$1.23M
Owner & transaction history
Omaxe LLC · 4 yrs held
Omaxe LLC
since 2022
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.6M
+17.8%
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
Method
Estimation
Statistic approach
$1,240,000
ML approach
$1,205,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,360,000
Current use
COMMERCIAL (GENERAL)
$1,600,000
Change: +18% · Conversion: Moderate
Blend value · Realmo final
$1.23M
Range $1.10M – $1.35M · ±10% · vs last sale $1.23M (Feb 8 2022)
Last sale anchor
$1.23M
Feb 8 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
$108 / 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
$33,230
Tax year 2022
Assessed value
$383,224
Assessed 2022
Previous assessed
$358,287
+7.0% YoY
Effective rate
8.67%
On assessed value
Assessed land
$47,435
Assessed improvement
$335,789
Land market value
$142,305
Improvement market value
$1,007,367
Total market value
$1,149,672
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1972
Heating
NONE
Stories
3
Total area
11,340 SF
Lot
0.79 ac (34,553 SF)
APN
06-14-429-005
UPID
US28-5553594
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
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.6M
APARTMENT HOUSE (5+ UNITS) Current
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
1972
Heating
NONE
Stories
3
Lot
0.79 ac
Current owner
From public records · entity-resolved
Omaxe LLC
Entity
Mailing address
1900 ARMY TRL RD, HANOVER PARK, IL 60133-8974
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 8, 2022
$1,225,000
Omaxe LLC
Crystal Star LLC
Warranty Deed
$918,750 · Bank Of The West
Jul 27, 2018
$960,000
Crystal Star LLC
Gita Raj Corporation
Warranty Deed
$1,462,500 · Mb Financial Bank NA
Oct 27, 2016
—
Gita Raj Corporation
—
Deed
related
$100,000 · Us Bank NA
Jul 28, 2015
$620,000
Dkp Ventures LLC
Wmsy Properties LLC-85 S Cryst
Warranty Deed
$465,000 · St Charles Bk&tr
Nov 14, 2014
—
Wmsy Properties LLC-85 S Cryst
Bomhack Properties LLC-85 Sout
Grant Deed
—
Jan 17, 2013
—
Bomhack Props LLC-85 South Cry
—
Trustees Deed
related
$371,000 · State Bank Of Illinois
Nov 6, 2012
—
Bomhack Props LLC-85 South Cry
Trust 1-1357
Grant Deed
related
$426,000 · State Bank Of Illinois
Apr 17, 2008
—
State Bank Of Illinois
Bomback,robert B & Larue
Grant Deed
—
May 24, 2007
$952,500
Robert B Bomhack
Elgin Housing Fund LLC
Warranty Deed
$736,000 · Midamerica Bank Fsb
Dec 9, 2004
$601,000
Elgin Housing Fund LLC
Trust 98-247
Grant Deed
related
$784,000 · Harris Bank Huntley
May 24, 2001
$730,000
Cardunal Savings Bank Fsb Ttee
Keyser,barry M & Jacaueline J
Grant Deed
related
$547,500 · Cardunal Savings Bank Fsb
—
—
Trust 1-1357
—
Deed Of Trust
related
$630,000 · State Bank Of Illinois
—
—
Robert Bomhack
—
Deed Of Trust
related
$425,000 · State Bank Of Illinois
—
—
Cardunal Savings Bank Fsb Ttee
—
Deed Of Trust
related
$50,000 · Cardinal Savings Bank Fsb
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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