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Property profile & analytics
OFF-MARKET
Estimated value
$7,245,000
Apartment buildings
900 Locust Dr 966, Sleepy Hollow, IL 60118-2647
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US28-1581056
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Total area
28,220 SF
Lot
8.08 ac (351,965 SF)
APN
03-28-278-008
UPID
US28-1581056
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
$8.43M
CAP Approach
CAP
$5.04M
Comparable Approach
Comparable
$5.19M
Blend (final)
Blend
$7.25M
Owner & transaction history
Spring Hill Apartments LLC · 5 yrs held
Spring Hill Apartments LLC
since 2020
Last sale
$7.8M
6 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 Sleepy Hollow submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sleepy Hollow 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
$9,215,000
ML approach
$8,425,000
CAP Approach
CAP Return
Estimation
6%
$5,455,000
6.5%
$5,035,000
7%
$4,675,000
Blend value · Realmo final
$7.25M
Range $6.52M – $7.97M · ±10% · vs last sale $7.80M (Aug 6 2020)
Last sale anchor
$7.80M
Aug 6 2020
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
$257 / 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
$198,521
Tax year 2022
Assessed value
$2,420,719
Assessed 2022
Previous assessed
$2,399,760
+0.9% YoY
Effective rate
8.20%
On assessed value
Assessed land
$681,980
Assessed improvement
$1,738,739
Land market value
$2,045,940
Improvement market value
$5,216,217
Total market value
$7,262,157
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
Heating
NONE
Buildings
5
Stories
2
Total area
28,220 SF
Lot
8.08 ac (351,965 SF)
APN
03-28-278-008
UPID
US28-1581056
Jurisdiction
KANE
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
Heating
NONE
Stories
2
Buildings
5
Lot
8.08 ac
Current owner
From public records · entity-resolved
Spring Hill Apartments LLC
Entity
Mailing address
7330 FAIRMOUNT AVEB, DOWNERS GROVE, IL 60516-4055
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 10, 2020
—
Spring Hill Apartments LLC
—
Deed
related
—
Aug 6, 2020
$7,800,000
Spring Hill Apartments LLC
Brungard Donald G Trust
Grant Deed
$6,240,000 · Brungard Donald G Trust (pt)
Feb 10, 2003
—
Brungard,tr
Chicago Title Land Trt Co Ttee
Grant Deed
related
—
—
—
Brungard Donald G Trust
—
Deed Of Trust
related
$3,000,000 · Lasalle National Bank
—
—
Spring Hill Apartments LLC
—
Deed Of Trust
related
—
—
—
Brungard Donald G Tr
—
Deed Of Trust
related
$3,400,000 · National Bank
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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