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Property profile & analytics
OFF-MARKET
Estimated value
$5,030,000
Warehouses
1070 Northpoint Blvd Waukegan, IL 60085-8213
Entity Owned
~
Est. High Equity
Property ID
US28-5860501
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1989
Construction
BRICK
Total area
59,684 SF
Lot
4.45 ac (194,016 SF)
APN
07-36-202-007
UPID
US28-5860501
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
Current use
Occupant on record · Public records
-
Eagle High Mast Lighting Co High School
-
Berendsen Fluid Power General Contractor
-
Pinnacle Windows and Doors Hardware & Home Improvement Interior Design
-
TRI STATE DISTRO Distribution Center Logistics Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.80M
Comparable Approach
Comparable
$5.58M
Blend (final)
Blend
$5.03M
Owner & transaction history
Chi Mil Portfolio LLC
Chi Mil Portfolio LLC
since 2025
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$6.7M
+9.3%
Retail stores
$6.3M
+3.0%
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$5,200,000
6.5%
$4,800,000
7%
$4,455,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$6,110,000
Current use
APARTMENT HOUSE (5+ UNITS)
$6,680,000
Change: +9% · Conversion: Difficult
RETAIL STORES
$6,295,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$5.03M
Range $4.53M – $5.53M · ±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
$84 / 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
$135,178
Tax year 2023
Assessed value
$1,128,102
Assessed 2023
Previous assessed
$1,095,245
+3.0% YoY
Effective rate
11.98%
On assessed value
Assessed land
$358,317
Assessed improvement
$769,785
Land market value
$1,075,058
Improvement market value
$2,309,586
Total market value
$3,384,644
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
1989
Construction
BRICK
Heating
NONE
Total area
59,684 SF
Lot
4.45 ac (194,016 SF)
APN
07-36-202-007
UPID
US28-5860501
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
$6.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.7M
RETAIL STORES
Est. value
$6.3M
WAREHOUSE, STORAGE Current
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
1989
Construction
BRICK
Heating
NONE
Lot
4.45 ac
Current owner
From public records · entity-resolved
Chi Mil Portfolio LLC
Entity
Mailing address
280 PARK AVE FL #36, NEW YORK, NY 10017-1285
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2025
$6,099,500
Chi Mil Portfolio LLC
Chicago Industrial Ll LLC
Special Warranty Deed
$58,884,000 · Cibc Bank USA
Nov 13, 2019
$4,090,000
Chicago Industrial Ll LLC
Taurus Midwest Indl Portfolio
Grant Deed
—
Jun 6, 2018
$3,781,000
Taurus Midwest Indl Portfolio
Vk 1070 Northpoint LLC
Grant Deed
—
Jun 6, 2018
$2,626,000
Taurus Midwest Indl Portfolio
Vk 407 Washington LLC
Grant Deed
$142,500,000 · Capital One NA
Jul 18, 2016
—
Vk 1070 Northpoint LLC
—
Deed
related
$15,500,000 · Lake Forest Bk&tr
Jul 20, 2015
$2,700,000
Vk 1070 Northpoint LLC
Felo Partnership
Warranty Deed
$17,500,000 · Mb Financial Bank NA
Jul 30, 2007
$3,500,000
Felo Ptshp
1070 Northpoint LLC
Grant Deed
$2,975,000 · Midwest Bank & Trust Co
May 1, 2001
—
1070 Northpointe LLC
Cole Taylor Bank Trustee
Grant Deed
related
—
—
—
Vk 1070 Northpoint LLC
—
Deed Of Trust
related
$15,500,000 · Lake Forest Bk&tr
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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