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Property profile & analytics
OFF-MARKET
Estimated value
$600,000
Retail space
120 109th Ave, Crown Point, IN 46307
Entity Owned
2-yr Hold
Free & Clear
Property ID
US31-0759367
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2020
Construction
WOOD
Total area
5,643 SF
Lot
1.48 ac (64,338 SF)
Zoning code
R33
APN
45-16-03-351-007.000-042
UPID
US31-0759367
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
$450k
CAP Approach
CAP
$835k
Comparable Approach
Comparable
$676k
Blend (final)
Blend
$600k
Owner & transaction history
Daniel Beacon 7 LLC · 2 yrs held
Daniel Beacon 7 LLC
since 2023
7 recorded transactions
Zoning & alternative use
R33 · Crown Point, IN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$585,000
+37.1%
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 Crown Point submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Crown Point 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
$450,000
CAP Approach
CAP Return
Estimation
6%
$905,000
6.5%
$835,000
7%
$775,000
Alternative Use
Use
Estimation
RETAIL STORES
$430,000
Current use
APARTMENT HOUSE (5+ UNITS)
$585,000
Change: +37% · Conversion: Difficult
WAREHOUSE, STORAGE
$420,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$600k
Range $540k – $660k · ±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
$106 / 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
$42,566
Tax year 2022
Assessed value
$1,806,800
Assessed 2023
Previous assessed
$1,780,900
+1.5% YoY
Effective rate
2.36%
On assessed value
Assessed land
$897,500
Assessed improvement
$909,300
Land market value
$897,500
Improvement market value
$909,300
Total market value
$1,806,800
Applied tax rate
42.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2020
Construction
WOOD
Heating
NONE
Stories
1
Total area
5,643 SF
Lot
1.48 ac (64,338 SF)
Zoning code
R33
APN
45-16-03-351-007.000-042
UPID
US31-0759367
Jurisdiction
LAKE
Metro division
GARY, IN METROPOLITAN DIVISION
Zoning & alternative use
R33 · Crown Point, IN
Zoning R33 · permitted uses
R33 · Crown Point, IN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Crown Point. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$430,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$585,000
WAREHOUSE, STORAGE
Est. value
$420,000
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
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
2020
Construction
WOOD
Heating
NONE
Stories
1
Lot
1.48 ac
Current owner
From public records · entity-resolved
Daniel Beacon 7 LLC
Entity
Free & Clear · 2 yrs held
Mailing address
104 S WYNSTONE PARK DR, NORTH BARRINGTON, IL 60010-6967
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 2, 2023
—
Daniel Beacon 7 LLC
Hkb Properties LLC
Warranty Deed
—
Sep 23, 2019
—
Hkb Properties LLC
Rossman Partners LLC
Warranty Deed
$1,700,000 · Comerica Bank
Jul 2, 2019
$40,700
City Of Crown Point
Rossman Partners LLC
Warranty Deed
—
Jan 23, 2019
—
Rossman Partners LLC
I 65 Beacon Hill Partners LLC
Warranty Deed
$1,837,500 · Centier Bank
Jan 3, 2018
—
I-65 Beacon Hill Partners LLC
First Midwest Bk
Grant Deed
—
Dec 28, 2015
—
Standard Bk & Trust
Standard Redev INC
Quit Claim Deed
—
Jul 6, 2007
—
Standard Redev INC
Krg/i-65 Partners Beacon Hill
Grant Deed
—
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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