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Property profile & analytics
OFF-MARKET
Estimated value
$685,000
Retail space
1276 Il Rte 83 Grayslake, IL 60030-7953
Trust Owned
15-yr Hold
Free & Clear
Property ID
US28-2339818
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1995
Construction
BRICK
Total area
5,500 SF
Lot
1.01 ac (43,996 SF)
APN
06-23-100-041
UPID
US28-2339818
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
$865k
Comparable Approach
Comparable
$907k
Blend (final)
Blend
$685k
Owner & transaction history
Troost Peter Trust · 15 yrs held
Troost Peter Trust
since 2010
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$960,000
+46.1%
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 Grayslake submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Grayslake 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%
$935,000
6.5%
$865,000
7%
$805,000
Alternative Use
Use
Estimation
RETAIL STORES
$660,000
Current use
AUTO REPAIR, GARAGE
$960,000
Change: +46% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$645,000
Change: -2% · Conversion: Difficult
COMMERCIAL (GENERAL)
$570,000
Change: -13% · Conversion: Easy
OFFICE BUILDING
$530,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$685k
Range $617k – $754k · ±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
$125 / 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
$20,429
Tax year 2023
Assessed value
$193,151
Assessed 2023
Previous assessed
$170,320
+13.4% YoY
Effective rate
10.58%
On assessed value
Assessed land
$93,582
Assessed improvement
$99,569
Land market value
$280,774
Improvement market value
$298,737
Total market value
$579,511
Applied tax rate
7,013.0000
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
1995
Construction
BRICK
Heating
NONE
Total area
5,500 SF
Lot
1.01 ac (43,996 SF)
APN
06-23-100-041
UPID
US28-2339818
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
RETAIL STORES Current
Est. value
$660,000
AUTO REPAIR, GARAGE
Est. value
$960,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$645,000
COMMERCIAL (GENERAL)
Est. value
$570,000
OFFICE BUILDING
Est. value
$530,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1995
Construction
BRICK
Heating
NONE
Lot
1.01 ac
Current owner
From public records · entity-resolved
Troost Peter Trust
Trust
Free & Clear · 15 yrs held
Mailing address
9853 GROSS PT RD, SKOKIE, IL 60076-1145
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 16, 2010
$1,250,000
Troost Peter Trust
Swanson,richard E
Warranty Deed
—
Oct 1, 2009
—
Richard E Swanson
—
Trustees Deed
related
$100,000 · Lake Forest Bank & Trust Co
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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