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Property profile & analytics
OFF-MARKET
Estimated value
$1,880,000
Garden apartment buildings
8519 Grand Ave, River Grove, IL 60171-1487
Entity Owned
1-yr Hold
Free & Clear
Property ID
US28-0654544
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1967
Total area
11,840 SF
Lot
0.37 ac (15,950 SF)
APN
12-26-309-013
UPID
US28-0654544
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
$2.12M
Comparable Approach
Comparable
$1.86M
Blend (final)
Blend
$1.88M
Owner & transaction history
Coin Washer Company · 1 yrs held
Coin Washer Company
since 2025
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.6M
+63.9%
Retail stores
$1.8M
+11.4%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,290,000
6.5%
$2,115,000
7%
$1,960,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,585,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,595,000
Change: +64% · Conversion: Difficult
RETAIL STORES
$1,765,000
Change: +11% · Conversion: Difficult
OFFICE BUILDING
$1,585,000
Change: 0% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,435,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$1.88M
Range $1.69M – $2.07M · ±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
$159 / 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
$64,895
Tax year 2022
Assessed value
$204,704
Assessed 2022
Previous assessed
$116,038
+76.4% YoY
Effective rate
31.70%
On assessed value
Assessed land
$27,513
Assessed improvement
$177,191
Land market value
$275,130
Improvement market value
$1,771,910
Total market value
$2,047,040
Applied tax rate
20,254.0000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1967
Heating
NONE
Stories
2
Total area
11,840 SF
Lot
0.37 ac (15,950 SF)
APN
12-26-309-013
UPID
US28-0654544
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.6M
RETAIL STORES
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.4M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1967
Heating
NONE
Stories
2
Lot
0.37 ac
Current owner
From public records · entity-resolved
Coin Washer Company
Entity
Free & Clear · 1 yrs held
Mailing address
7135 JANES AVE, WOODRIDGE, IL 60517-2344
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 8, 2025
—
Coin Washer Company
Pima Property Group
Deed
—
Dec 6, 2021
$2,208,000
Pima Property Group LLC
Loretta M Wallenberg
Warranty Deed
$1,656,000 · The Northern Trust Co
May 2, 2017
—
Wallenberg,loretta M Trust
Trust 24-7180-00
Quit Claim Deed
related
—
Sep 8, 2003
$2,000,000
Lasalle Bank NA Trustee
Parkway Bank & Trust Co Ttee
Grant Deed
related
$1,000,000 · Mid America 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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