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Property profile & analytics
OFF-MARKET
Estimated value
$5,045,000
Warehouses
1000 Northpoint Blvd, Waukegan, IL 60085-8213
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US28-1358461
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1990
Construction
BRICK
Total area
47,755 SF
Lot
3.26 ac (142,006 SF)
APN
07-36-202-016
UPID
US28-1358461
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
$5.07M
CAP Approach
CAP
$3.84M
Comparable Approach
Comparable
$3.32M
Blend (final)
Blend
$5.05M
Owner & transaction history
Hmc Chp 1000 1036 Northpoint LLC · 3 yrs held
Hmc Chp 1000 1036 Northpoint LLC
since 2022
Last sale
$5.0M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$8.3M
+70.7%
Restaurant
$8.0M
+62.7%
Apartment house (5+ units)
$5.3M
+9.3%
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 Waukegan submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waukegan 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
$5,210,000
ML approach
$5,065,000
CAP Approach
CAP Return
Estimation
6%
$4,160,000
6.5%
$3,840,000
7%
$3,565,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$4,890,000
Current use
AUTO REPAIR, GARAGE
$8,345,000
Change: +71% · Conversion: Easy
RESTAURANT
$7,960,000
Change: +63% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$5,345,000
Change: +9% · Conversion: Difficult
RETAIL STORES
$5,035,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$5.05M
Range $4.54M – $5.55M · ±10% · vs last sale $4.96M (Dec 16 2022)
Last sale anchor
$4.96M
Dec 16 2022
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
$106 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$80,390
Tax year 2023
Assessed value
$670,878
Assessed 2023
Previous assessed
$651,338
+3.0% YoY
Effective rate
11.98%
On assessed value
Assessed land
$252,282
Assessed improvement
$418,596
Land market value
$756,922
Improvement market value
$1,255,914
Total market value
$2,012,836
Applied tax rate
8,022.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1990
Construction
BRICK
Heating
NONE
Total area
47,755 SF
Lot
3.26 ac (142,006 SF)
APN
07-36-202-016
UPID
US28-1358461
Jurisdiction
LAKE
Metro division
LAKE COUNTY-KENOSHA COUNTY, IL-WI 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
WAREHOUSE, STORAGE Current
Est. value
$4.9M
AUTO REPAIR, GARAGE
Est. value
$8.3M
RESTAURANT
Est. value
$8.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.3M
RETAIL STORES
Est. value
$5.0M
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
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
1990
Construction
BRICK
Heating
NONE
Lot
3.26 ac
Current owner
From public records · entity-resolved
Hmc Chp 1000 1036 Northpoint LLC
Entity
Mailing address
2625 BUTTERFIELD RD STE 213W, OAK BROOK, IL 60523-1205
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2022
$4,956,000
Hmc Chp 1000 1036 Northpoint LLC
1000 Northpoint Blvd LLC
Special Warranty Deed
$152,000 · First Horizon Bank
Dec 8, 2014
$3,100,000
1000 Northpoint Blvd LLC
1000 Northpoint Venture LLC
Grant Deed
$1,650,000 · Wheaton Bk&tr
—
—
1000 Northpoint Venture LLC
—
Deed Of Trust
related
$3,800,000 · Sun Life Assurance Co
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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