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Property profile & analytics
OFF-MARKET
Estimated value
$5,700,000
Commercial real estate
13795 Polo Trl Dr, Lake Forest, IL 60045-5142
Entity Owned
~
Est. High Equity
Property ID
US28-0051752
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Lot
3.13 ac (136,343 SF)
APN
11-25-103-026
UPID
US28-0051752
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.70M
Owner & transaction history
Ipcc Properties III LLC
Ipcc Properties III LLC
since 2026
Last sale
$5.7M
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 Lake Forest submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Forest 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
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
$57,479
Tax year 2023
Assessed value
$946,407
Assessed 2023
Previous assessed
$847,927
+11.6% YoY
Effective rate
6.07%
On assessed value
Assessed land
$348,975
Assessed improvement
$597,432
Land market value
$1,047,030
Improvement market value
$1,792,475
Total market value
$2,839,505
Applied tax rate
11,099.0000
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
3.13 ac (136,343 SF)
APN
11-25-103-026
UPID
US28-0051752
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
Building & site characteristics
From public records
Heating
NONE
Lot
3.13 ac
Current owner
From public records · entity-resolved
Ipcc Properties III LLC
Entity
Mailing address
5250 OLD ORCH RD, SKOKIE, IL 60077-4460
Ownership since
2026
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
Feb 25, 2026
—
Ipcc Properties III LLC
—
Deed
related
$2,333,000 · Small Busines Growth Corporation
Feb 23, 2026
$5,700,000
Ipcc Properties III LLC
Howard Lehigh Corporation
Special Warranty Deed
$2,850,000 · Busey Bank
May 31, 2019
—
Howard-lehigh Corp
—
Deed
related
$1,060,930 · Northside Cmnty Bk
Jul 16, 2008
—
Howard-lehigh Corp
—
Deed Of Trust
related
$4,000,000 · Northside Community Bank
Jan 5, 2007
—
Howard-lehigh Corp
—
Deed Of Trust
related
$4,000,000 · Northside Community Bank
Feb 24, 2004
$4,250,000
Howard Lehigh Corp
Third Leasing Associates
Grant Deed
—
—
—
Howard-lehigh Corp
—
Deed Of Trust
related
$3,751,028 · Northside Community Bank
—
—
Howard-lehigh Corp
—
Loan Modification
related
$4,000,000 · Northside Cmnty Bk
—
—
Howard-lehigh Corp
—
Loan Modification
related
$1,060,930 · Northside Cmnty Bk
—
—
Howard-lehigh Corp
—
Deed Of Trust
related
$4,000,000 · Northside Community Bank
—
—
Howard-leigh Corp
—
Loan Modification
related
$3,410,177 · Northside Community Bank
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.
Try Rey
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