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Property profile & analytics
OFF-MARKET
Estimated value
$9,420,000
Industrial properties
1602 Vincent Dr Sauget, IL 62206-1475
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US28-3575911
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
2014
Construction
STEEL FRAME
Total area
197,690 SF
Lot
32.2 ac (1,402,632 SF)
APN
01-36-0-104-006
UPID
US28-3575911
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
$8.06M
Blend (final)
Blend
$9.42M
Owner & transaction history
Mreic Sauget Il LLC · 11 yrs held
Mreic Sauget Il LLC
since 2014
4 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 Sauget submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sauget 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$9,295,000
Current use
COMMERCIAL (GENERAL)
$7,665,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$9.42M
Range $8.48M – $10.36M · ±10%
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
$48 / 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
$492,228
Tax year 2023
Assessed value
$2,085,489
Assessed 2023
Previous assessed
$2,085,489
+0.0% YoY
Effective rate
23.60%
On assessed value
Assessed land
$667,057
Assessed improvement
$1,418,432
Land market value
$2,001,171
Improvement market value
$4,255,296
Total market value
$6,256,467
Applied tax rate
10,091.0000
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
2014
Construction
STEEL FRAME
Heating
NONE
Buildings
2
Total area
197,690 SF
Lot
32.2 ac (1,402,632 SF)
APN
01-36-0-104-006
UPID
US28-3575911
Jurisdiction
ST CLAIR
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
$9.3M
COMMERCIAL (GENERAL)
Est. value
$7.7M
INDUSTRIAL (GENERAL) Current
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
2014
Construction
STEEL FRAME
Heating
NONE
Buildings
2
Lot
32.2 ac
Current owner
From public records · entity-resolved
Mreic Sauget Il LLC
Entity
Mailing address
255 WASHINGTON ST STE #270, NEWTON, MA 02458-1634
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 8, 2022
—
Mountain Sauget LLC
—
Deed
related
$115,111 · City Real Estate Funding INC
Oct 15, 2014
$15,231,000
Mreic Sauget Il LLC
Sauget Fxg LLC
Grant Deed
related
$10,660,000 · Miscellaneous Ins Co
Jan 15, 2014
—
Sauget Fxg LLC
—
Loan Modification
related
$12,400,000 · Commerce Bk
Apr 9, 2013
$1,873,500
Sauget Fxg LLC
Illinois Land Trust 03-90-1090-00
Grant Deed
$12,200,000 · Commerce Bk
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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