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Property profile & analytics
OFF-MARKET
Estimated value
$540,000
Investment properties
1082 Ferndale St Gurnee, IL 60031-2210
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US28-1503309
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1961
Construction
FRAME
Total area
2,106 SF
Lot
0.34 ac (15,002 SF)
APN
07-13-308-002
UPID
US28-1503309
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
$735k
CAP Approach
CAP
$335k
Comparable Approach
Comparable
$493k
Blend (final)
Blend
$540k
Owner & transaction history
Northern Holdings INC · 5 yrs held
Northern Holdings INC
since 2020
Last sale
$550,000
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$495,000
+29.7%
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 Gurnee submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gurnee 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
$720,000
ML approach
$735,000
CAP Approach
CAP Return
Estimation
6%
$365,000
6.5%
$335,000
7%
$310,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$380,000
Current use
OFFICE BUILDING
$495,000
Change: +30% · Conversion: Easy
AUTO REPAIR, GARAGE
$370,000
Change: -4% · Conversion: Difficult
WAREHOUSE, STORAGE
$355,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$540k
Range $486k – $594k · ±10% · vs last sale $550k (Dec 22 2020)
Last sale anchor
$550k
Dec 22 2020
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
$256 / 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
$12,717
Tax year 2023
Assessed value
$130,343
Assessed 2023
Previous assessed
$126,547
+3.0% YoY
Effective rate
9.76%
On assessed value
Assessed land
$11,945
Assessed improvement
$118,398
Land market value
$35,839
Improvement market value
$355,230
Total market value
$391,069
Applied tax rate
8,001.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1961
Construction
FRAME
Heating
FORCED AIR
Cooling
NONE
Buildings
2
Stories
2
Bathrooms
2
Total area
2,106 SF
Lot
0.34 ac (15,002 SF)
APN
07-13-308-002
UPID
US28-1503309
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
COMMERCIAL (GENERAL) Current
Est. value
$380,000
OFFICE BUILDING
Est. value
$495,000
AUTO REPAIR, GARAGE
Est. value
$370,000
WAREHOUSE, STORAGE
Est. value
$355,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1961
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
2
Bathrooms
2
Lot
0.34 ac
Current owner
From public records · entity-resolved
Northern Holdings INC
Entity
Mailing address
PO BOX 514, GURNEE, IL 60031-0514
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 22, 2020
$550,000
Northern Holdings INC
Lewis John Trust
Warranty Deed
$340,000 · John & Deborah Lewis
Dec 22, 2020
—
John,lewis Trust
Lewis Family LP
Correction Deed
related
—
Dec 30, 2013
—
Lewis,john Trust
Lewis Family LP
Quit Claim Deed
related
—
Aug 23, 2001
—
Lewis Family LP
Lewis,john K & Deborah A
Quit Claim Deed
related
—
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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