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    The Largest CRE Database in the US with Over 1 Million Listings

    3311 Ireland Grove Rd Bloomington, IL 61704

    Sponsored
    For Sale
    $4,550,460

    122 Acres, Ag Zoning, Investment Opportunity

    Description

    Added:
    Dec 11, 2024
    Days on Market:
    425
    Exceptional investment opportunity: 122.16 acres of prime farmland in Bloomington Township, McLean County, Illinois. This property, located at 3311 Ireland Grove Road, Bloomington, IL 61704 (APN: 21-13-200-009, 21-13-200-013), is zoned Agricultural, resulting in low property tax assessments. The land boasts highly productive soils, ideal for agricultural use. Currently under a one-year agricultural lease expiring February 27, 2025, this lease is transferable to the new owner. Adding to the property's value is a cellular tower lease located on the southeast corner; this lease is included with the sale of the land but is not sold separately. The asking price is $4,550,460 ($37,250 per acre). All mineral rights owned by the seller will be conveyed. This property is designated as an emerging neighborhood area in the City of Bloomington's 2015-2035 Comprehensive Plan, presenting significant long-term growth potential. Fee simple ownership.

    Property Features for 3311 Ireland Grove Rd

    General Information

    Property type
    Farms
    Lot Size
    5,321,290 SF

    We can help!

    Listing Contact
    David Klein
    David Klein

    Learn more

    HighLights

    • 122.16‑acre farm in Bloomington Township, McLean County, IL, designated an emerging neighborhood in the City of Bloomington's 2015‑2035 Comprehensive Plan.
    • Agricultural zoning ensures low property taxes; highly productive farmland.
    • Competitive agricultural lease in place.
    • Includes a cellular tower lease (lease only, not for sale separately).
    • Fee simple ownership; $4,550,460 asking price; APN: 21‑13‑200‑009, 21‑13‑200‑013.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial real estate

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Building Supply Gym & Fitness Center Skin Care Clinic Accounting Firm Hotel & Motel

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

    Location Insight

    • Map
    • Local Demand
    City
    Bloomington
    County
    McLean
    State
    Illinois
    Longitude
    -88.925900700436
    Latitude
    40.459129796885

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    FAQs

    What type of property is this?
    Farm - 122 Acres, Ag Zoning, Investment Opportunity
    Where is this farm located?
    The property is located at 3311 Ireland Grove Rd Bloomington, IL.
    What is the asking price?
    The asking price for this property is $4,550,460.
    What are key features of this property?
    This property features: 122.16-acre farm in Bloomington Township, McLean County, IL, designated an emerging neighborhood in the City of Bloomington's 2015-2035 Comprehensive Plan.; Agricultural zoning ensures low property taxes; highly productive farmland.; Competitive agricultural lease in place.
    Request Owner's contact information
    3311 Ireland Grove Rd Bloomington, IL 61704
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    Bloomington, IL 61704
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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.

    More about this property
    3311 Ireland Grove Rd Bloomington, IL 61704
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    We can help!
    Listing Contact
    David Klein
    David Klein
    Real Estate License ID: 471000414
    Learn more
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