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Property profile & analytics
OFF-MARKET
Estimated value
$615,000
Commercial real estate
13276 White School Rd Roscoe, IL 61073-7674
Entity Owned
Free & Clear
Property ID
US28-0523528
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Lot
30 ac (1,306,800 SF)
APN
04-23-251-005
UPID
US28-0523528
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
Current use
Occupant on record · Public records
-
Hidden Creek Estates Wedding Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$615k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$615k
Owner & transaction history
Seed Real Estate LLC
Seed Real Estate LLC
since 2025
Last sale
$612,500
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 Roscoe submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Roscoe 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
$615,000
ML approach
$615,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$615k
Range $554k – $677k · ±10% · vs last sale $613k (Feb 2 2024)
Last sale anchor
$613k
Feb 2 2024
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
—
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
$20,165
Tax year 2023
Assessed value
$232,458
Assessed 2023
Previous assessed
$198,003
+17.4% YoY
Effective rate
8.67%
On assessed value
Assessed land
$98,850
Assessed improvement
$133,608
Land market value
$296,550
Improvement market value
$400,824
Total market value
$697,374
Applied tax rate
188.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Heating
NONE
Lot
30 ac (1,306,800 SF)
APN
04-23-251-005
UPID
US28-0523528
Jurisdiction
WINNEBAGO
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Heating
NONE
Lot
30 ac
Current owner
From public records · entity-resolved
Seed Real Estate LLC
Entity
Free & Clear · 0 yrs held
Mailing address
7505 E ROCKTON RD, ROSCOE, IL 61073-7666
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 5, 2025
—
Seed Real Estates LLC
—
Deed
related
$983,408 · First National Bank & Trust Co
Jul 21, 2025
—
Seed Real Estate LLC
Seed Real Estate LLC Hidden Creek E
Quitclaim Deed
related
—
Feb 2, 2024
—
Seed Real Estate LLC
Seed Real Estate LLC
Intrafamily Transfer
related
—
Dec 21, 2023
—
Seed Real Estate LLC
Seed Real Estate LLC
Intrafamily Transfer
related
$975,000 · First Mid Illinois Bk & Tr NA
Jun 25, 2020
$612,500
Seed Real Estate LLC
Joseph A Butler
Warranty Deed
—
Dec 2, 2015
$557,500
Joseph A Butler
Devries Michael T & Carol
Grant Deed
$389,000 · Devries Michael T Tr (pt)
Aug 5, 2015
$540,775
Devries,michael T Living Trust
Widergren,jerry J & Luann
Warranty Deed
—
—
—
Jerry J Widergreen
—
Deed Of Trust
related
$339,850 · Stillman Bancorp NA
—
—
Jerry J Widergren
—
Deed Of Trust
related
$367,000 · Rockford Bank & Trust Co
—
—
Jerry Widergren
—
Deed Of Trust
related
$365,000 · Rockford Bank & Trust Co
—
—
Widergren Jerry J
—
Deed Of Trust
related
$237,400 · Alpine Bank Illinois
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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