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Property profile & analytics
OFF-MARKET
Estimated value
$6,095,000
Industrial properties
938 Custer Ave, Evanston, IL 60202-1813
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US28-2283704
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1994
Lot
1.47 ac (64,033 SF)
APN
11-19-117-063
UPID
US28-2283704
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.10M
Owner & transaction history
910 Custer Property LLC · 1 yrs held
910 Custer Property LLC
since 2025
Last sale
$6.1M
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 Evanston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Evanston 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
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
$122,815
Tax year 2022
Assessed value
$510,533
Assessed 2022
Previous assessed
$653,529
-21.9% YoY
Effective rate
24.06%
On assessed value
Assessed land
$200,578
Assessed improvement
$309,955
Land market value
$802,312
Improvement market value
$1,239,820
Total market value
$2,042,132
Applied tax rate
17,054.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1994
Heating
NONE
Lot
1.47 ac (64,033 SF)
APN
11-19-117-063
UPID
US28-2283704
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
1994
Heating
NONE
Lot
1.47 ac
Current owner
From public records · entity-resolved
910 Custer Property LLC
Entity
Mailing address
259 W 23RD ST #1, CHICAGO, IL 60616-1903
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 25, 2025
—
910 Custer Property LLC
—
Deed
related
$37,900,000 · Us Bank NA
Apr 4, 2025
$6,095,000
910 Custer Property LLC
Evanston Custer LLC
Special Warranty Deed
$6,095,000 · Fam Custer Holdings LLC
Dec 17, 2019
—
Evanston Custer LLC
—
Deed
related
$2,520,000 · Lakeside Bank
Nov 26, 2018
—
Evanston Custer LLC
—
Grant Deed
related
$7,500,000 · International Bk
Oct 23, 2018
$3,600,000
Evanston Custer LLC
912 Custer LLC
Grant Deed
—
Oct 23, 2018
—
912 Custer LLC
Dard Products INC
Grant Deed
related
—
May 30, 2018
—
912 Custer LLC
—
Deed
related
$412,308 · First Bk/champaign
Aug 7, 2012
—
912 Custer LLC
Dard Products INC
Quit Claim Deed
related
—
Nov 22, 2010
—
Dard Products INC
—
Grant Deed
related
$1,470,460 · First Bk Blue Earth
—
—
Evanston Custer LLC
—
Deed Of Trust
related
$2,520,000 · Lakeside Bk
—
—
Dard Products INC
—
Deed Of Trust
related
—
—
—
912 Custer LLC
—
Loan Modification
related
$602,909 · First Bk
—
—
912 Custer LLC
—
Loan Modification
related
$412,308 · First Bk/champaign
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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