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Property profile & analytics
FOR SALE
Retail space
9255 S Western Ave, Chicago, IL 60643
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US28-1390995
For Sale
1 / 3
$4,810,000
9255 S Western Ave, Chicago, IL 60643
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1969
Total area
26,100 SF
Lot
0.35 ac (15,372 SF)
APN
25-06-310-036
UPID
US28-1390995
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
$4.90M
CAP Approach
CAP
$5.56M
Comparable Approach
Comparable
$3.11M
Blend (final)
Blend
$4.79M
Owner & transaction history
Mindset Gurus LLC · 4 yrs held
Mindset Gurus LLC
since 2021
Last sale
$4.7M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$6.2M
+84.5%
Office building
$3.5M
+3.9%
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 Chicago submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Chicago 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
$4,845,000
ML approach
$4,900,000
CAP Approach
CAP Return
Estimation
6%
$6,020,000
6.5%
$5,555,000
7%
$5,160,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,380,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$6,240,000
Change: +85% · Conversion: Moderate
OFFICE BUILDING
$3,515,000
Change: +4% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,125,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$4.79M
Range $4.31M – $5.27M · ±10% · vs last sale $4.71M (Nov 22 2021)
Last sale anchor
$4.71M
Nov 22 2021
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
$184 / 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
$75,071
Tax year 2022
Assessed value
$363,897
Assessed 2022
Previous assessed
$363,897
+0.0% YoY
Effective rate
20.63%
On assessed value
Assessed land
$54,762
Assessed improvement
$309,135
Land market value
$219,048
Improvement market value
$1,236,540
Total market value
$1,455,588
Applied tax rate
72,034.0000
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
For Sale
Year built
1969
Heating
NONE
Stories
1
Total area
26,100 SF
Lot
0.35 ac (15,372 SF)
APN
25-06-310-036
UPID
US28-1390995
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
RETAIL STORES Current
Est. value
$3.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.2M
OFFICE BUILDING
Est. value
$3.5M
AUTO REPAIR, GARAGE
Est. value
$3.1M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
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
1969
Heating
NONE
Stories
1
Lot
0.35 ac
Current owner
From public records · entity-resolved
Mindset Gurus LLC
Entity
Mailing address
2211 N ELSTON AVE STE #304, CHICAGO, IL 60614-9278
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 22, 2021
$4,708,000
Mindset Gurus LLC
Gw Property Group LLC Series 2
Special Warranty Deed
$2,367,000 · Cnb St Louis Bank
Sep 24, 2020
—
Gw Property Group LLC Series 2
—
Deed
related
$770,000 · Heartland Bk
Jul 26, 2018
—
Gw Property Group LLC
—
Deed
related
$4,200,000 · Heartland Bk
Jun 26, 2017
—
Gw Property Group LLC Series 2
—
Deed
related
$2,150,000 · Heartland Bk
Oct 17, 2014
$2,035,000
Gw Property Group LLC Series 2
Sterling Western LLC
Grant Deed
$1,575,000 · Heartland Bk
Jun 2, 2008
—
Sterling Western LLC
—
Deed Of Trust
related
$1,325,000 · Northern Trust Co
Jul 24, 1998
—
Sterling Western LLC
9255 Western LLC
Quit Claim Deed
related
$1,450,000 · Lehman Capital Corp
—
—
Gw Property Group LLC Series 2
—
Loan Modification
related
$2,150,000 · Heartland Bk
—
—
Gw Property Group LLC
—
Deed Of Trust
related
$4,200,000 · Heartland Bk
—
—
Gw Property Group LLC Series 2
—
Loan Modification
related
$770,000 · Heartland Bk
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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