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Property profile & analytics
OFF-MARKET
Estimated value
$685,000
Retail space
865 Elmhurst Rd Des Plaines, IL 60016-5605
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US28-2504705
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1964
Lot
0.46 ac (19,950 SF)
APN
08-24-100-012
UPID
US28-2504705
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
-
Chicago Eye Gym Eye Care Center Doctor
-
Shelley Kim, OD Physician
-
MyEyeDr. Eye Care Center Contact Lenses Supplier
-
Shelly Kim Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$685k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$685k
Owner & transaction history
Ideal Appeals LLC · 2 yrs held
Ideal Appeals LLC
since 2024
Last sale
$685,000
5 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 Des Plaines submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Des Plaines 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
$685,000
ML approach
$685,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$685k
Range $617k – $754k · ±10% · vs last sale $685k (May 9 2024)
Last sale anchor
$685k
May 9 2024
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
$28,443
Tax year 2022
Assessed value
$117,409
Assessed 2022
Previous assessed
$117,409
+0.0% YoY
Effective rate
24.23%
On assessed value
Assessed land
$74,812
Assessed improvement
$42,597
Land market value
$299,248
Improvement market value
$170,388
Total market value
$469,636
Applied tax rate
16,042.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1964
Heating
NONE
Stories
1
Lot
0.46 ac (19,950 SF)
APN
08-24-100-012
UPID
US28-2504705
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
1964
Heating
NONE
Stories
1
Lot
0.46 ac
Current owner
From public records · entity-resolved
Ideal Appeals LLC
Entity
Mailing address
444 N MICHIGAN AVE, CHICAGO, IL 60611-3903
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 9, 2024
$685,000
Ideal Appeals LLC
Eyes&brain LLC
Warranty Deed
—
Jan 14, 2021
—
Eyes & Brain LLC
Best Vision Optometry INC
Quit Claim Deed
related
—
Jan 16, 2013
$250,000
Best Vision Optometry INC
Lee,yung F & Myung Y
Warranty Deed
$150,000 · Yung F Lee
Dec 27, 2002
—
Yung F Lee
Chicago Title Land Tr Co Ttee
Grant Deed
related
—
—
—
Best Vision Optometry INC
—
Deed Of Trust
related
$260,000 · Small Business Growth Corp
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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