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Property profile & analytics
OFF-MARKET
Estimated value
$1,205,000
Industrial properties
1440 Imhoff Dr, Lake In The Hills, IL 60156-1504
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US28-1815917
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1969
Total area
10,195 SF
Lot
1.97 ac (85,634 SF)
APN
19-21-201-001
UPID
US28-1815917
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
$1.29M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.06M
Blend (final)
Blend
$1.21M
Owner & transaction history
Imhoff LLC · 5 yrs held
Imhoff LLC
since 2021
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$1.4M
+71.3%
Commercial (general)
$1.1M
+31.7%
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 In The Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake In The Hills 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
$1,390,000
ML approach
$1,285,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$840,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,440,000
Change: +71% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,105,000
Change: +32% · Conversion: Difficult
Blend value · Realmo final
$1.21M
Range $1.08M – $1.33M · ±10% · vs last sale $1.15M (Mar 31 2021)
Last sale anchor
$1.15M
Mar 31 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
$118 / 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
$25,368
Tax year 2022
Assessed value
$271,139
Assessed 2022
Previous assessed
$271,139
+0.0% YoY
Effective rate
9.36%
On assessed value
Assessed land
$163,843
Assessed improvement
$107,296
Land market value
$491,529
Improvement market value
$321,888
Total market value
$813,417
Applied tax rate
19,065.0000
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
1969
Heating
NONE
Stories
1
Total area
10,195 SF
Lot
1.97 ac (85,634 SF)
APN
19-21-201-001
UPID
US28-1815917
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
$840,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.1M
INDUSTRIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
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
1969
Heating
NONE
Stories
1
Lot
1.97 ac
Current owner
From public records · entity-resolved
Imhoff LLC
Entity
Mailing address
1440 IMHOFF DR, LAKE IN THE HILLS, IL 60156-1504
Mailing matches property
Yes
Owner-occupied
Yes
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 31, 2021
$1,150,000
Imhoff LLC
1440 Imhoff Dr LLC
Limited Warranty Deed
—
Aug 16, 2019
—
1440 Imhoff Dr LLC
—
Deed
related
$375,000 · Union Nat'l Bk
Aug 14, 2019
—
1440 Imhoff Dr LLC
—
Deed
related
$375,000 · Union National Bank
Jun 13, 2019
$748,000
1440 Imhoff Dr LLC
Wheels Up 60 LLC
Warranty Deed
$675,000 · Union National Bank
Jun 7, 2010
$565,000
Wheels Up 60 LLC
Riggsby,mark
Warranty Deed
—
Jun 22, 2009
$950,000
Mark Riggsby
Trust 1111
Grant Deed
$950,000 · Crystal Lake Bank & Trust Co
—
—
1440 Imhoff Dr LLC
—
Loan Modification
related
$375,000 · Union Nat'l Bk
—
—
Trust 1111
—
Deed Of Trust
related
$300,000 · Crystal Lake 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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