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    Property profile & analytics

    8500 185th St E E Ste Tinley Park, IL 60487-9294

    • Industrial properties
    • 97,768 SF
    • 6.12 lot acres
    OFF-MARKET
    Value Estimations
    $4,700,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US28-1424873
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Cypress Multigraphics, LLC / (Bike/Boat/Book/etc) Store / Printing Service
    • Wayne Dalton Sales Center / Building Supply / General Contractor
    • Roberts Environmental Control / HVAC Service / General Contractor

    Property Details for 8500 185th St E E Ste

    Year built
    2003
    Construction
    STEEL FRAME
    Lot size
    6.12 lot acres
    Property size
    97,768 SF
    Property type
    Industrial properties
    APN
    19-09-02-106-005
    APU
    190902106005

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $7,015,000
      6.5%
      $6,475,000
      7%
      $6,010,000

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Tinley Park
    County
    Will
    State
    Illinois
    Longitude
    -87.8253
    Latitude
    41.5534
    CBSA code
    16980
    CBSA name
    CHICAGO-NAPERVILLE-JOLIET, IL-IN-WI METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $138,704
    $281,156
    $1,091,894
    $1,373,050
    -
    $843,468
    $3,275,682
    $4,119,150

    Comparable in this City

    • Value Estimation
      $9,485,000
      200,815 SF

      8401 185th St

      INDUSTRIAL (GENERAL) • 200,815 SF
      8401 185th St, Tinley Park, IL 60487-9237
      View Details
    • Value Estimation by Request
      21,000 SF

      8153 185Th St

      Distribution properties • 21,000 SF
      8153 185Th St, Tinley Park, IL 60487
      View Details
    • Value Estimation
      $2,885,000
      48,135 SF

      8301 183rd St

      INDUSTRIAL (GENERAL) • 48,135 SF
      8301 183rd St, Tinley Park, IL 60487-6225
      View Details
    • Value Estimation
      $4,160,000
      90,300 SF

      8351 185th St

      INDUSTRIAL (GENERAL) • 90,300 SF
      8351 185th St, Tinley Park, IL 60487-9282
      View Details
    • Value Estimation by Request
      3.00 Acres

      8040 185th St Ste A

      INDUSTRIAL (GENERAL) • 3.00 Acres
      8040 185th St Ste A, Tinley Park, IL 60487-9337
      View Details
    • Value Estimation
      $1,900,000
      35,168 SF

      8052 186th St

      INDUSTRIAL (GENERAL) • 35,168 SF
      8052 186th St, Tinley Park, IL 60487-9215
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      90,643 SF

      Multi-Use Flex Building Opportunity

      90,000+ SF flex building on 7.42 acres available for sale.
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    • Contact for pricing
      77,000 SF

      Flex/Industrial/Office Space Available

      Office or flex warehouse solutions with convenient access and low taxes.
      8525 W 183Rd St, Tinley Park, IL 60487
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      Commercial Land Near Multi-Sports Dome

      Outlots available near Interstate-80 and proposed Top Golf.
      7716 W 191St St, Tinley Park, IL 60487
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    • $2,611,422

      Land Parcel in Orland Park

      10-acre land parcel available in Orland Park, Illinois.
      Orland Pkwy, Orland Park, IL 60487
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    • $960,000

      LaGrange Road Commercial Land

      Commercial land with high traffic and versatile zoning opportunities.
      18325 La Grange Rd, Tinley Park, IL 60487
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      Land Near Multi-Sports Dome

      Outlots available near Interstate-80 and proposed Top Golf.
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    Similar Nearby for Lease

    • Contact for pricing

      Office and Industrial Space Available

      6,005 SqFt single tenant office and industrial space for rent.
      8200 W 185Th St, Tinley Park, IL 60487
      View Details
    • $10 SF/Yr
      5,201 SF

      Tinley Park Flex/Industrial Space

      Flex/industrial space with access via two interchanges and low taxes.
      8201 W 183Rd St, Tinley Park, IL 60487
      View Details
    • Contact for pricing
      34,000 SF

      Distribution Property with Freezer Space

      Distribution property featuring freezer and chilled dock areas for rent.
      18501 Northstar Ct, Tinley Park, IL 60487
      View Details
    • Contact for pricing

      Retail Space for Lease

      Retail space available for lease in Orland Park, Illinois.
      143rd St & Lagrange Rd, Orland Park, IL 60487
      View Details
    • Contact for pricing
      3,533 SF

      Retail Space in Brookside Marketplace

      Retail space available in a large Tinley Park shopping center.
      7232-7270 W 191St St, Tinley Park, IL 60487
      View Details
    • Contact for pricing

      Retail Space Near Orland Square

      Retail space in strong regional shopping area near Orland Square.
      Orland Hills, IL 60487
      View Details
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    Tinley Park, IL 60487-9294
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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