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Property profile & analytics
OFF-MARKET
Estimated value
$605,000
Grocery and convenience stores
8900 Greenwood Ave, Niles, IL 60714-5163
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US28-2784803
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1991
Lot
7.68 ac (334,541 SF)
APN
09-14-308-020
UPID
US28-2784803
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
-
Western Union Bank Credit Union
-
Vigo Bank Credit Union
-
Tony's Fresh Market Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$605k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$605k
Owner & transaction history
Ig Capital LLC · 10 yrs held
Ig Capital LLC
since 2015
7 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 Niles submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Niles 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
$605,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$605k
Range $545k – $666k · ±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
—
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
$680,972
Tax year 2022
Assessed value
$2,801,811
Assessed 2022
Previous assessed
$2,766,869
+1.3% YoY
Effective rate
24.30%
On assessed value
Assessed land
$1,171,415
Assessed improvement
$1,630,396
Land market value
$4,685,660
Improvement market value
$6,521,584
Total market value
$11,207,244
Applied tax rate
22,100.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1991
Heating
NONE
Lot
7.68 ac (334,541 SF)
APN
09-14-308-020
UPID
US28-2784803
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
1991
Heating
NONE
Lot
7.68 ac
Current owner
From public records · entity-resolved
Ig Capital LLC
Entity
Mailing address
1200 W BRYN MAWR AVE, ITASCA, IL 60143-1312
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 8, 2019
—
Ingraffia-gambino Invs LLC
—
Loan Modification
related
$43,805,712 · Village Bk
Oct 17, 2017
—
Ig Capital LLC
—
Grant Deed
related
$43,805,712 · Village Bk
Sep 10, 2015
—
Ig Capital LLC
Ingraffia,tony
Quit Claim Deed
related
$10,000,000 · Jp Morgan Chase Bk
Jul 6, 2010
$4,683,000
Ig Niles LLC
Newport-ballard LLC
Grant Deed
—
Jan 16, 2007
—
Newport-row LLC
Ballard Holdings LLC
Grant Deed
related
—
Dec 28, 2006
$4,785,000
Newport-ballard LLC
Ballard Buzz LLC
Grant Deed
related
—
Sep 1, 2005
—
Ballard Meyer LLC
Ballard Buzz LLC
Quit Claim Deed
related
—
Mar 29, 2001
—
Lasalle Bank NA Trustee
—
Deed Of Trust
related
$6,750,000 · American Heritage Life Ins
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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