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Property profile & analytics
OFF-MARKET
Estimated value
$945,000
Industrial properties
11 Duffy Ln, Sugar Grove, IL 60554-9506
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US28-0160199
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1999
Total area
12,000 SF
Lot
1.03 ac (44,867 SF)
APN
13-24-226-002
UPID
US28-0160199
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
$795k
Comparable Approach
Comparable
$1.11M
Blend (final)
Blend
$945k
Owner & transaction history
Us Contracting Services Uscs LLC · 2 yrs held
Us Contracting Services Uscs LLC
since 2023
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Sugar Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sugar Grove 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%
$860,000
6.5%
$795,000
7%
$740,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$995,000
Current use
Blend value · Realmo final
$945k
Range $851k – $1.04M · ±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
$79 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$22,393
Tax year 2022
Assessed value
$285,989
Assessed 2022
Previous assessed
$285,989
+0.0% YoY
Effective rate
7.83%
On assessed value
Assessed land
$40,974
Assessed improvement
$245,015
Land market value
$122,922
Improvement market value
$735,045
Total market value
$857,967
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1999
Heating
NONE
Stories
1
Total area
12,000 SF
Lot
1.03 ac (44,867 SF)
APN
13-24-226-002
UPID
US28-0160199
Jurisdiction
KANE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL 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
INDUSTRIAL (GENERAL) Current
Est. value
$995,000
INDUSTRIAL (GENERAL) Current
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
1999
Heating
NONE
Stories
1
Lot
1.03 ac
Current owner
From public records · entity-resolved
Us Contracting Services Uscs LLC
Entity
Mailing address
174 S HARRISON ST, OSWEGO, IL 60543-7140
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 20, 2023
—
Us Contracting Services Uscs LLC
Alm Investments Properties LLC
Warranty Deed
—
Jun 2, 2022
—
Alm Investmet Properties LLC
—
Deed
related
$1,200,000 · American Commercial Bank & Trust NA
Jan 12, 2018
$732,000
Alm Investment Properties LLC
Janieco LLC
Warranty Deed
—
Jul 5, 2006
$680,000
Janieco LLC
Frank Macenas
Warranty Deed
$608,000 · Castle Bank NA
May 20, 1998
$64,500
Frank Macenas
Chada,jeffrey J & Susan M
Grant Deed
—
—
—
Janieco LLC
—
Deed Of Trust
related
$541,952 · Castle Bank NA
—
—
Janieco LLC
—
Deed Of Trust
related
$50,000 · First National Bank Omaha
—
—
Janieco LLC
—
Deed Of Trust
related
$90,000 · First National Bank Omaha
—
—
Frank B Macenas
—
Deed Of Trust
related
$257,000 · Lasalle National Bank
—
—
Janieco LLC
—
Loan Modification
related
$90,000 · First National Bank Omaha
—
—
Janieco LLC
—
Deed Of Trust
related
$122,000 · Castle Bank NA
—
—
Frank Macenas
—
Deed Of Trust
related
$320,000 · Old Second Nat'l Bank Aurora
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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