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Property profile & analytics
OFF-MARKET
Estimated value
$9,575,000
Apartment buildings
9 Riv Reach Ct, Alton, IL 62002-7396
Entity Owned
4-yr Hold
Free & Clear
Property ID
US28-0876087
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2005
Total area
7,920 SF
Lot
0.39 ac (16,894 SF)
APN
23-2-08-04-07-201-009
UPID
US28-0876087
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
$9.38M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.58M
Owner & transaction history
Va7 River Reach Court LLC · 4 yrs held
Va7 River Reach Court LLC
since 2022
Last sale
$10.9M
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 Alton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Alton 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
$11,785,000
ML approach
$9,380,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$9.58M
Range $8.62M – $10.53M · ±10% · vs last sale $10.90M (Feb 23 2022)
Last sale anchor
$10.90M
Feb 23 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
$1,209 / 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
$16,456
Tax year 2022
Assessed value
$187,570
Assessed 2022
Previous assessed
$187,570
+0.0% YoY
Effective rate
8.77%
On assessed value
Assessed land
$18,380
Assessed improvement
$169,190
Land market value
$55,195
Improvement market value
$508,078
Total market value
$563,273
Applied tax rate
200.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
2005
Heating
YES
Cooling
YES
Stories
2
Units
8
Total area
7,920 SF
Lot
0.39 ac (16,894 SF)
APN
23-2-08-04-07-201-009
UPID
US28-0876087
Jurisdiction
MADISON
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
2005
Heating
YES
Cooling
Yes
Stories
2
Units
8
Lot
0.39 ac
Current owner
From public records · entity-resolved
Va7 River Reach Court LLC
Entity
Free & Clear · 4 yrs held
Mailing address
2082 MICHELSON DR STE #400, IRVINE, CA 92612-1214
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 23, 2022
$10,873,500
Va7 River Reach Court LLC
Cherry Hills Properties LLC
Special Warranty Deed
—
Jan 31, 2008
—
Reach River
Mcbride,ronald H
Grant Deed
—
Oct 20, 2004
—
River Reach Land Trust
—
Trustees Deed
related
$530,000 · Bank Of Edwardsville
Jul 18, 2003
—
River Beach Trust
157 Park Place LP
Grant Deed
related
—
Mar 10, 2003
$1,940,000
157 Park Place LP
River Reach LLC
Grant Deed
$1,940,000 · Bank Of Edwardsville
Apr 19, 2000
—
River Reach LLC
—
Grant Deed
related
$315,000 · Bank Of Edwardsville
Mar 28, 2000
—
River Reach LLC
Castelli,philip
Quit Claim Deed
related
—
Mar 22, 2000
—
Philip Castelli
Castelli LP
Quit Claim Deed
related
—
—
—
Cherry Hills Properties LLC
—
Deed Of Trust
related
$6,965,000 · Cbre Cap Markets
—
—
River Reach LP
—
Deed Of Trust
related
$4,955,000 · Reliance Bank
—
—
River Reach LLC
—
Deed Of Trust
related
$225,000 · Associated Bank Illinois NA
—
—
River Reach LLC
—
Deed Of Trust
related
$272,293 · Bank Of Edwardsville
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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