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Property profile & analytics
OFF-MARKET
Estimated value
$13,560,000
Industrial properties
1301 Ridgeview Dr, Mchenry, IL 60050-7043
Entity Owned
4-yr Hold
Free & Clear
Property ID
US28-2110872
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1995
Total area
218,113 SF
Lot
18.53 ac (807,167 SF)
APN
14-10-101-003
UPID
US28-2110872
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
$8.53M
CAP Approach
CAP
$14.45M
Comparable Approach
Comparable
$10.25M
Blend (final)
Blend
$13.56M
Owner & transaction history
Plyouth 1301 Ridgeview Drive Il LLC · 4 yrs held
Plyouth 1301 Ridgeview Drive Il LLC
since 2021
Last sale
$15.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$18.4M
+7.8%
Commercial (general)
$17.9M
+5.3%
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 Mchenry submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mchenry 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
$18,155,000
ML approach
$8,525,000
CAP Approach
CAP Return
Estimation
6%
$15,650,000
6.5%
$14,445,000
7%
$13,415,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$17,035,000
Current use
WAREHOUSE, STORAGE
$18,365,000
Change: +8% · Conversion: Easy
COMMERCIAL (GENERAL)
$17,940,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$13.56M
Range $12.20M – $14.92M · ±10% · vs last sale $15.00M (Dec 3 2021)
Last sale anchor
$15.00M
Dec 3 2021
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
$62 / 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
$214,688
Tax year 2022
Assessed value
$2,132,923
Assessed 2022
Previous assessed
$2,132,923
+0.0% YoY
Effective rate
10.07%
On assessed value
Assessed land
$564,479
Assessed improvement
$1,568,444
Land market value
$1,693,437
Improvement market value
$4,705,332
Total market value
$6,398,769
Applied tax rate
14,013.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1995
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
218,113 SF
Lot
18.53 ac (807,167 SF)
APN
14-10-101-003
UPID
US28-2110872
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
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$17.0M
WAREHOUSE, STORAGE
Est. value
$18.4M
COMMERCIAL (GENERAL)
Est. value
$17.9M
INDUSTRIAL (GENERAL) Current
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
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
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
18.53 ac
Current owner
From public records · entity-resolved
Plyouth 1301 Ridgeview Drive Il LLC
Entity
Free & Clear · 4 yrs held
Mailing address
20 CUSTOM HOUSE ST STE, BOSTON, MA 02110-3513
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 18, 2024
—
Plymouth 1301 Ridgeview Drive Il Ll
—
Deed
related
$90,000,000 · Voya Investment Management LLC
Dec 3, 2021
$15,000,000
Plyouth 1301 Ridgeview Drive Il LLC
Mif 61301 Ridgeview Mchenry LLC
Special Warranty Deed
—
Apr 29, 2019
—
Mif 1301 Ridgeview Mchenry L
—
Grant Deed
related
$5,560,000 · Associated Bk
Oct 31, 2018
$5,724,166
Mif 1301 Ridgeview Mchenry L
J & R Realty LLC
Grant Deed
—
Oct 25, 2017
—
J & R Reality LLC
—
Deed
related
$8,912,167 · Mb Fin'l Bk
Aug 8, 2017
—
J & R Realty LLC
—
Deed
related
$5,720,000 · Mb Fin'l Bk
Sep 12, 2014
—
J & R Realty LLC
—
Loan Modification
related
$6,600,000 · Cole Taylor Bk
Dec 24, 2013
$6,600
J & R Realty LLC
John Hancock Life Ins Co USA
Grant Deed
$6,600,000 · Cole Taylor Bank
Jul 20, 1999
$4,647,000
Manufacturers Life Insurance
1301 Ridgeview Drive LLC
Grant Deed
—
Dec 11, 1997
$11,397,500
1301 Ridgeview Dr LLC
1301 Ridgeview Dr LLC
Quit Claim Deed
related
$27,500,000 · Prudential Securities Credit
Dec 11, 1997
—
Cle Ltd Partnership
Lasalle Nat'l Bk Chgo Trustee
Trustees Deed
related
—
—
—
J & R Realty LLC
—
Loan Modification
related
$6,599,900 · Mb Fin'l Bk
—
—
J & R Realty LLC
—
Loan Modification
related
$5,720,000 · Mb Fin'l Bk
—
—
J & R Reality LLC
—
Loan Modification
related
$8,912,167 · 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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