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Property profile & analytics
OFF-MARKET
Estimated value
$10,275,000
Warehouses
155 Ft Hl Dr, Naperville, IL 60540-3980
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US28-2109889
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2000
Total area
106,512 SF
Lot
10.66 ac (464,350 SF)
Zoning code
C
APN
07-15-306-014
UPID
US28-2109889
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
-
Prager Moving & Storage Co. - Atlas Van Lines Moving Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.27M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.06M
Blend (final)
Blend
$10.28M
Owner & transaction history
155 Fort Hill Investors LLC · 2 yrs held
155 Fort Hill Investors LLC
since 2023
Last sale
$10.8M
7 recorded transactions
Zoning & alternative use
C · Naperville, IL
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 Naperville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Naperville 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
$9,550,000
ML approach
$8,270,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$10,295,000
Current use
Blend value · Realmo final
$10.28M
Range $9.25M – $11.30M · ±10% · vs last sale $10.75M (Sep 19 2023)
Last sale anchor
$10.75M
Sep 19 2023
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
$96 / 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
$145,266
Tax year 2023
Assessed value
$2,172,630
Assessed 2023
Previous assessed
$1,792,280
+21.2% YoY
Effective rate
6.69%
On assessed value
Assessed land
$631,450
Assessed improvement
$1,541,180
Land market value
$1,894,350
Improvement market value
$4,623,540
Total market value
$6,517,890
Applied tax rate
7,030.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2000
Heating
NONE
Total area
106,512 SF
Lot
10.66 ac (464,350 SF)
Zoning code
C
APN
07-15-306-014
UPID
US28-2109889
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
C · Naperville, IL
Zoning C · permitted uses
C · Naperville, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Naperville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$10.3M
WAREHOUSE, STORAGE Current
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
2000
Heating
NONE
Lot
10.66 ac
Current owner
From public records · entity-resolved
155 Fort Hill Investors LLC
Entity
Mailing address
1ST SMT AVE STE #250, OAKBROOK TERRACE, IL 60181-3970
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 19, 2023
$10,750,000
155 Fort Hill Investors LLC
Puscheck Enterprises LLC
Special Warranty Deed
$6,550,000 · American United Life Insurance Comp
Jul 3, 2023
—
Puscheck Enterprises LLC
—
Deed
related
$530,000 · Pnc Bank NA
—
—
Puscheck Ents LLC
—
Deed Of Trust
related
$1,630,000 · Small Business Growth Corp
—
—
Puscheck Ents LLC
—
Deed Of Trust
related
$1,630,000 · Us Small Business Admn
—
—
Puscheck Ents LLC
—
Deed Of Trust
related
$2,615,000 · Pnc Bank
—
—
Puscheck Enterprises LLC
—
Deed Of Trust
related
$5,160,000 · West Suburban Bank
—
—
Puscheck Ents LLC
—
Deed Of Trust
related
$4,600,000 · Park National Bank
—
—
Puscheck Ents LLC
—
Deed Of Trust
related
$46,000 · Park National Bank
—
—
Puscheck Ents LLC
—
Deed Of Trust
related
$4,800,000 · Amcore 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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