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    Lake Carroll Deeded Slip Lot Title is generated by Realmo AI

    31-28 Cog Hill, Lake Carroll, IL 61046

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    Land - LAKE CARROLL, IL

    Lot size:
    1.00 Acre
    Added:
    Oct 7, 2024
    Days on Market:
    589
    Last Refresh:
    May 18 at 8:06 pm

    Property Features for 31-28 Cog Hill

    General Information

    Property type
    Land
    Property subtype
    Other
    Interior features
    Deeded Boat Slip
    Standard status
    Active
    APN
    010507331025
    Lot size
    1.00 Acre

    Taxes and HOA fees

    Tax Year
    2023
    Tax Annual Amount
    341
    Expense value
    2765
    Expense
    Home Owner Assessments Fee
    Expense freq.
    Annually

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Nick Block
    Nick Block

    Listing agent Nick Block License #471022402

    Listing office Fawn Ridge Real Estate Co. 3-203 ASSOCIATION DRIVE, Lake Carroll, IL

    Listing date Oct 7, 2024

    MLS# 202405703 Listing URL

    Copyright © 2026 NorthWest Illinois Alliance of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Deeded Boat Slip (F11W) in West Marina (Available for 2026 Season)
    • 1‑Acre Lot Backing to Lake Carroll Golf Course (Par 3 16th Hole)
    • Access to Lake Carroll's Extensive Amenities: Golfing, Lake, Beach, Pools, ATV Trails, Pickleball Courts, Clubhouse
    • Sloped Lot Suitable for Custom Building
    • Minutes from Clubhouse and Restaurant
    • Property Boundaries Marked

    Overview

    This is an opportunity to own a 1-acre lot with a deeded slip (F11W) in the West Marina, with the slip available for the 2026 season. The property is set against the Par 3 16th Hole Green of the Lake Carroll Golf Course, with the 17th Hole just across the street. It is located minutes away from the clubhouse and restaurant. The sloped lot allows for custom building, and the current owner has added trees. The lot has also had the pins marked to show the property boundaries. Lake Carroll is a private lake community located just 2 hours west of the Chicagoland and suburban areas. As a property owner, access is granted to amenities included in the annual dues, such as unlimited golfing on an 18-hole course, a lake, beach, indoor and outdoor pools, ATV trails, pickleball courts, and a clubhouse. All lot sizes are approximate.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Building Supply Auto Repair Shop Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Lake Carroll
    County
    Carroll
    State
    Illinois
    Longitude
    -89.8032
    Latitude
    42.0719

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    FAQs

    What type of property is this?
    Land - One-acre lot with deeded slip near golf course.
    Where is this land located?
    The property is located at 31-28 Cog Hill Lake Carroll, IL.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: Deeded Boat Slip (F11W) in West Marina (Available for 2026 Season); 1‑Acre Lot Backing to Lake Carroll Golf Course (Par 3 16th Hole); Access to Lake Carroll's Extensive Amenities: Golfing, Lake, Beach, Pools, ATV Trails, Pickleball Courts, Clubhouse
    (815) 493-2829
    We can help!
    Listing Contact
    Nick Block
    Nick Block
    Real Estate License ID: 471022402
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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