10991 Ruth Rd Huntley, IL 60142-7147
Entity Owned
~
Est. High Equity
Estimated value (blended)
$285k
Range $257k – $314k (±10%)
Property ID
US28-0930886
Property summary
AI-generated overview
This exceptional investment opportunity presents a 20,000-square-foot multi-tenant industrial building situated on a 67,670-square-foot lot at 10991 Ruth Rd, Huntley, IL 60142. The property, built in 1999, consists of a single, one-story building currently divided into two occupied units totaling 20,000 net rentable square feet. One unit encompasses 5,000 square feet, while the other comprises 15,000 square feet. Current tenants, a dance studio and a gymnastics facility, respectively, maintain 100% occupancy, generating a substantial net operating income (NOI) of $151,057, resulting in an attractive 8.17% capitalization rate. The asking price is $1,850,000, translating to $86.25 per square foot. The property boasts high ceilings, ample parking, and convenient access to Interstate 90, making it an ideal investment for those seeking reliable returns and potential for future growth. This is a net lease property.
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2002
Total area
19,927 SF
Lot
1.59 ac (69,333 SF)
APN
18-28-476-022
UPID
US28-0930886
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
-
Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.51M
Blend (final)
Blend
$285k
Owner & transaction history
since 2026
5 recorded transactions
Zoning & alternative use
Top alternative use upside
Industrial (general)
$2.4M
+42.8%
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 7 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$285k
Value range
$257k – $314k
±10% around blend
Estimated value / SF
$14 / SF
Confidence
High
7 county-verified comps
Property data
75
Market benchmarks
100
Comparable evidence
70
$257k
blend $285k
$314k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
19,927 SF
Lot area
1.59 ac
Year built
2002
APN
18-28-476-022
Assessed value
$478,093
Annual tax
$40,643
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$2.52M
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
10.1 mi away · 19,650 SF
10.1 mi away · 19,650 SF
18.2 mi away · 17,090 SF
22.2 mi away · 15,025 SF
22.8 mi away · 15,074 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$285k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 38 sales
$86
-83%
Submarket 38 sales
$86
-83%
County 657 sales
$109
-87%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $14/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Industrial (general)
Gross theoretical uplift
+43%
vs current-use indication
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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 · 7 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$478k
Move the market yield to see immediate price impact.
Value / SF
$24
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
5.00%7.00%9.00%
$30k
$602k
$430k
$335k
$33k
$669k
$478k
$372k
$37k
$736k
$526k
$409k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$4.00M
6.6 mi · Feb 2026 · $236/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$40,643
Tax year 2022
Assessed value
$478,093
Assessed 2022
Previous assessed
$478,093
+0.0% YoY
Effective rate
8.50%
On assessed value
Assessed land
$96,702
Assessed improvement
$381,391
Land market value
$290,106
Improvement market value
$1,144,173
Total market value
$1,434,279
Applied tax rate
18,002.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2002
Heating
NONE
Total area
19,927 SF
Lot
1.59 ac (69,333 SF)
APN
18-28-476-022
UPID
US28-0930886
Jurisdiction
MCHENRY
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
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
2002
Heating
NONE
Lot
1.59 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.
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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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