Entity Owned
No photos on file
For Sale
Contact for pricing
109 Beaver St, Yorkville, IL 60560
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Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1973
Construction
STEEL FRAME
Total area
25,473 SF
Lot
1.18 ac (51,324 SF)
APN
05-04-104-010
UPID
US28-5020503
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
High School
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.25M
CAP Approach
CAP
$1.69M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.25M
Owner & transaction history
since 2024
Last sale
$2.3M
7 recorded transactions
Zoning & alternative use
Top alternative use upside
Commercial (general)
$2.2M
+101.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 11 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.25M
Value range
$2.03M – $2.48M
±10% around blend
Estimated value / SF
$88 / SF
Confidence
High
11 county-verified comps
Property data
88
Comparable evidence
100
$2.03M
blend $2.25M
$2.48M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
25,473 SF
Lot area
1.18 ac
Year built
1973
Stories
1
APN
05-04-104-010
Assessed value
$274,940
Annual tax
$24,918
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.69M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.83M
@ 6.5% CAP return
$1.69M
@ 7% CAP return
$1.57M
4
Sales comparison
Partial preview
Sales approach indication
$2.45M
Weighted, 11 comps · high confidence
Evidence
11 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
12.7 mi away · 22,000 SF
12.9 mi away · 19,850 SF
16.9 mi away · 18,480 SF
17.4 mi away · 27,420 SF
17.5 mi away · 21,808 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.25M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+102%
vs current-use indication
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 11 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
4.90%
Implied, in-place cap rate for this industrial properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.90%
9.0%
NOI (est.)
$158k *
Last sale · Aug 2024
$2.25M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$3.21M
Move the market yield to see immediate price impact.
Value / SF
$126
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
4.40%4.90%5.40%
$142k
$3.22M
$2.89M
$2.62M
$158k
$3.58M
$3.21M
$2.92M
$173k
$3.94M
$3.54M
$3.21M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
11 found
High confidence · county-verified
Closest comparable
$1.43M
3.9 mi · Dec 2025 · $75/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$24,918
Tax year 2023
Assessed value
$274,940
Assessed 2023
Previous assessed
$274,940
+0.0% YoY
Effective rate
9.06%
On assessed value
Assessed land
$40,495
Assessed improvement
$234,445
Land market value
$121,485
Improvement market value
$703,336
Total market value
$824,821
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
For Sale
Year built
1973
Construction
STEEL FRAME
Heating
GAS
Stories
1
Total area
25,473 SF
Lot
1.18 ac (51,324 SF)
APN
05-04-104-010
UPID
US28-5020503
Jurisdiction
KENDALL
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1973
Construction
STEEL FRAME
Heating
GAS
Stories
1
Lot
1.18 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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