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Property profile & analytics
OFF-MARKET
Estimated value
$3,005,000
Industrial properties
160 Windsor Dr, East Dundee, IL 60118-9140
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US28-2512848
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
2002
Total area
40,798 SF
APN
03-13-476-005
UPID
US28-2512848
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
$3.26M
CAP Approach
CAP
$2.70M
Comparable Approach
Comparable
$2.85M
Blend (final)
Blend
$3.01M
Owner & transaction history
Tlp 160 Windsor LLC · 3 yrs held
Tlp 160 Windsor LLC
since 2022
Last sale
$3.1M
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 East Dundee submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs East Dundee 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
$3,105,000
ML approach
$3,260,000
CAP Approach
CAP Return
Estimation
6%
$2,925,000
6.5%
$2,700,000
7%
$2,510,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,535,000
Current use
Blend value · Realmo final
$3.01M
Range $2.70M – $3.31M · ±10% · vs last sale $3.06M (Aug 17 2022)
Last sale anchor
$3.06M
Aug 17 2022
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
$74 / 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
$73,450
Tax year 2022
Assessed value
$856,581
Assessed 2022
Previous assessed
$767,173
+11.7% YoY
Effective rate
8.57%
On assessed value
Assessed land
$136,610
Assessed improvement
$719,971
Land market value
$409,830
Improvement market value
$2,159,913
Total market value
$2,569,743
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
2002
Heating
NONE
Stories
1
Total area
40,798 SF
APN
03-13-476-005
UPID
US28-2512848
Jurisdiction
KANE
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
$3.5M
INDUSTRIAL (GENERAL) 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
2002
Heating
NONE
Stories
1
Current owner
From public records · entity-resolved
Tlp 160 Windsor LLC
Entity
Mailing address
2215 YORK RD STE #405, OAK BROOK, IL 60523-4008
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 27, 2025
—
Tlp 160 Windsor LLC
—
Deed
related
$64,000,000 · Webster Bank NA
Nov 15, 2022
—
Tlp 160 Windsor LLC
—
Deed
related
$60,000,000 · Illinois Bank & Trust
Aug 17, 2022
$3,064,500
Tlp 160 Windsor LLC
Il 160 Windsor Dr De LLC
Special Warranty Deed
—
Sep 29, 2021
$3,000,000
Il 160 Windsor Dr Se LLC
Platinum Owner I L LLC
Special Warranty Deed
$286,000,000 · Goldman Sachs Bank USA
Jan 7, 2021
$3,000,000
Plantinum Owner Il LLC
160 Windsor Investors LLC
Special Warranty Deed
$695,000,000 · Barclays Capital Real Estate INC
Apr 22, 2019
—
160 Windsor Investors LLC
—
Deed
related
$8,385,000 · Mortgage Capital INC
Feb 7, 2019
$2,249,000
160 Windsor Investors LLC
Pab Investments LLC
Grant Deed
—
Dec 18, 2017
—
Pab Investments LLC
—
Deed
related
$1,192,044 · Mb Fin'l Bk
Jun 5, 2007
$2,570,500
Pab Investments LLC
Alexx Maxx LLC
Warranty Deed
$2,280,000 · Lasalle National Bank
Mar 1, 2005
$2,366,500
Alexx Maxx LLC
Kelly LLC
Warranty Deed
$1,600,000 · National Bank Of Commerce
—
—
Pab Investments LLC
—
Deed Of Trust
related
$2,096,353 · American Chartered Bank
—
—
Pab Investments LLC
—
Loan Modification
related
$1,192,044 · Mb Fin'l Bk
—
—
Kelly LLC
—
Deed Of Trust
related
$1,288,000 · National Bank Commerce Tr & Sa
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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