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Property profile & analytics
OFF-MARKET
Estimated value
$2,225,000
Industrial properties
16100 103rd St, Lemont, IL 60439-9665
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US28-2329465
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1977
Total area
5,184 SF
Lot
3.98 ac (173,369 SF)
Zoning code
N
APN
10-08-304-001
UPID
US28-2329465
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
-
FFE Transportation Trucking Company
-
FFE Transportation Services Freight Service Logistics Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.28M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.23M
Owner & transaction history
Refrigerated Properties LLC · 4 yrs held
Refrigerated Properties LLC
since 2022
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
N · Lemont, IL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.8M
+230.1%
Restaurant
$1.6M
+190.1%
Commercial (general)
$1.5M
+164.8%
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 Lemont submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lemont 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
$2,225,000
ML approach
$2,275,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$1,835,000
Change: +230% · Conversion: Easy
RESTAURANT
$1,610,000
Change: +190% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,470,000
Change: +165% · Conversion: Difficult
Blend value · Realmo final
$2.23M
Range $2.00M – $2.45M · ±10% · vs last sale $2.20M (Apr 15 2022)
Last sale anchor
$2.20M
Apr 15 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
$429 / 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
$24,221
Tax year 2023
Assessed value
$347,370
Assessed 2023
Previous assessed
$321,640
+8.0% YoY
Effective rate
6.97%
On assessed value
Assessed land
$228,840
Assessed improvement
$118,530
Land market value
$686,520
Improvement market value
$355,590
Total market value
$1,042,110
Applied tax rate
9,348.0000
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
1977
Heating
NONE
Stories
1
Total area
5,184 SF
Lot
3.98 ac (173,369 SF)
Zoning code
N
APN
10-08-304-001
UPID
US28-2329465
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
N · Lemont, IL
Zoning N · permitted uses
N · Lemont, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lemont. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$1.8M
RESTAURANT
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.5M
AUTO REPAIR, GARAGE
RESTAURANT
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
1977
Heating
NONE
Stories
1
Lot
3.98 ac
Current owner
From public records · entity-resolved
Refrigerated Properties LLC
Entity
Mailing address
800 HWY 98TH BYP, COLUMBIA, MS 39429-8255
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 15, 2022
$2,196,000
Refrigerated Properties LLC
Duff Real Estate LLC
Warranty Deed
$26,960,000 · Whitney Bank
Oct 6, 2014
—
Duff Real Estate LLC
Golden State Foods Midwest LLC
Grant Deed
related
—
May 29, 2014
$4,892,000
Duff Real Estate LLC
Golden State Foods Midwest LLC
Special Warranty Deed
$75,000,000 · First Tennessee Bank NA
Jul 23, 2010
—
Golden State Foods Midwest LLC
—
Deed Of Trust
related
$410,000,000 · Bank Of America
Dec 16, 2008
—
Golden State Foods Midwest LLC
—
Deed Of Trust
related
$55,000,000 · Suntrust Bank NA
Dec 11, 2006
$5,400,000
Golden State Foods Midwest LLC
Havi Group
Grant Deed
—
—
—
Golden State Foods Midwest LLC
—
Deed Of Trust
related
—
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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