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Property profile & analytics
FOR SALE
Office buildings
101 Waukegan Rd, Lake Bluff, IL 60044
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US28-1125209
For Sale
1 / 12
$10,415,000
101 Waukegan Rd, Lake Bluff, IL 60044
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1990
Construction
BRICK
Total area
94,995 SF
Lot
7.67 ac (334,105 SF)
APN
12-19-209-011
UPID
US28-1125209
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
$12.42M
Blend (final)
Blend
$10.42M
Owner & transaction history
Jea Lake Bluff LLC · 8 yrs held
Jea Lake Bluff LLC
since 2017
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$17.2M
+49.9%
Auto repair, garage
$16.6M
+44.4%
Restaurant
$16.2M
+41.0%
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 Lake Bluff submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Bluff 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$11,495,000
Current use
COMMERCIAL (GENERAL)
$17,240,000
Change: +50% · Conversion: Easy
AUTO REPAIR, GARAGE
$16,605,000
Change: +44% · Conversion: Difficult
RESTAURANT
$16,205,000
Change: +41% · Conversion: Moderate
RETAIL STORES
$12,085,000
Change: +5% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$10,635,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$10.42M
Range $9.37M – $11.46M · ±10%
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
$110 / 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
$343,759
Tax year 2023
Assessed value
$4,247,251
Assessed 2023
Previous assessed
$4,859,393
-12.6% YoY
Effective rate
8.09%
On assessed value
Assessed land
$703,485
Assessed improvement
$3,543,766
Land market value
$2,110,666
Improvement market value
$10,632,361
Total market value
$12,743,027
Applied tax rate
10,011.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1990
Construction
BRICK
Heating
NONE
Total area
94,995 SF
Lot
7.67 ac (334,105 SF)
APN
12-19-209-011
UPID
US28-1125209
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
OFFICE BUILDING Current
Est. value
$11.5M
COMMERCIAL (GENERAL)
Est. value
$17.2M
AUTO REPAIR, GARAGE
Est. value
$16.6M
RESTAURANT
Est. value
$16.2M
RETAIL STORES
Est. value
$12.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$10.6M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RESTAURANT
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
7.67 ac
Current owner
From public records · entity-resolved
Jea Lake Bluff LLC
Entity
Mailing address
1400 E TOUHY AVE, DES PLAINES, IL 60018-3305
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 13, 2019
—
Jea Lake Bluff LLC
—
Loan Modification
related
$11,300,000 · Bmo Harris Bk NA
Oct 20, 2017
—
Jea Lake Bluff LLC
—
Grant Deed
related
$12,000,000 · Bmo Harris Bk NA
Sep 25, 2017
$20,138,405
Jea Lake Bluff LLC
Franklin 101 Waukegan LLC
Special Warranty Deed
$3,928,286 · Bmo Harris Bank NA
Apr 17, 2017
—
Franklin 101 Waukegan LLC
—
Loan Modification
related
$11,175,842 · First Midwest Bk
Dec 9, 2014
$4,600,000
Franklin 101 Waukengan LLC
Trust 102073-06
Grant Deed
—
May 31, 2013
—
Carriage Point LP
—
Loan Modification
related
$8,695,000 · Bank Of America
—
—
Carriage Point LP
—
Deed Of Trust
related
$4,923,000 · Bank Of America
—
—
Trust 102073-06
—
Deed Of Trust
related
$8,695,000 · Lasalle National Bank
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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