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Property profile & analytics
OFF-MARKET
Estimated value
$1,240,000
Warehouses
1161 Northpoint Blvd, Waukegan, IL 60085-8216
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US28-1752192
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2001
Construction
BRICK
Total area
19,687 SF
Lot
0.37 ac (16,117 SF)
APN
07-36-203-032
UPID
US28-1752192
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
$1.34M
CAP Approach
CAP
$1.59M
Comparable Approach
Comparable
$1.23M
Blend (final)
Blend
$1.24M
Owner & transaction history
G&i X Ul & Isf Il Pool II LLC · 3 yrs held
G&i X Ul & Isf Il Pool II LLC
since 2023
Last sale
$1.3M
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 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
$1,230,000
ML approach
$1,340,000
CAP Approach
CAP Return
Estimation
6%
$1,715,000
6.5%
$1,585,000
7%
$1,470,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,015,000
Current use
Blend value · Realmo final
$1.24M
Range $1.12M – $1.36M · ±10% · vs last sale $1.25M (Mar 29 2023)
Last sale anchor
$1.25M
Mar 29 2023
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
$63 / 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
$20,991
Tax year 2023
Assessed value
$175,179
Assessed 2023
Previous assessed
$170,077
+3.0% YoY
Effective rate
11.98%
On assessed value
Assessed land
$30,029
Assessed improvement
$145,150
Land market value
$90,096
Improvement market value
$435,494
Total market value
$525,590
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
2001
Construction
BRICK
Heating
NONE
Total area
19,687 SF
Lot
0.37 ac (16,117 SF)
APN
07-36-203-032
UPID
US28-1752192
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
$2.0M
WAREHOUSE, STORAGE 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
2001
Construction
BRICK
Heating
NONE
Lot
0.37 ac
Current owner
From public records · entity-resolved
G&i X Ul & Isf Il Pool II LLC
Entity
Mailing address
575 5TH AVE FL #38, NEW YORK, NY 10017-2427
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 29, 2023
$1,250,000
G&i X Ul & Isf Il Pool II LLC
Vk 1161 Northpoint LLC
Special Warranty Deed
—
Feb 10, 2021
$717,000
Vk 1161 Northpoint LLC
Candye P Nannini
Deed
—
Jun 21, 2001
$1,255,500
John Nannini
Northpoint Waukegan LLC
Grant Deed
$725,000 · Lasalle National Bank
Nov 13, 2000
—
Northpoint Waukegan LLC
—
Grant Deed
related
$714,419 · Lasalle National Bank
Aug 8, 2000
$546,000
Ballard Associates LLC
Herl,madeleine
Trustees Deed
—
Aug 8, 2000
—
Northpoint Waukegan LLC
Ballard Associates LLC
Trustees Deed
related
—
—
—
Nannini,john N Family Trust
—
Loan Modification
related
$555,770 · Byline Bk
—
—
John Nannini
—
Deed Of Trust
related
$599,000 · Small Business Growth Corp
—
—
Nannini,john N Family Trust
—
Loan Modification
related
$60,000 · Mb Fin'l Bk
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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