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Property profile & analytics
OFF-MARKET
Estimated value
$1,050,000
Office buildings
1860 Il Rte 83rd Ste 101 Grayslake, IL 60030-7928
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US28-5799520
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2003
Construction
BRICK
Total area
19,536 SF
Lot
2.29 ac (99,535 SF)
APN
06-15-300-043
UPID
US28-5799520
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
$1.06M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.29M
Blend (final)
Blend
$1.05M
Owner & transaction history
1860 Shorewood LLC · 5 yrs held
1860 Shorewood LLC
since 2020
Last sale
$750,000
6 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 Grayslake submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Grayslake 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
$985,000
ML approach
$1,055,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,645,000
Change: -13% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,545,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$1.05M
Range $945k – $1.16M · ±10% · vs last sale $750k (Sep 30 2020)
Last sale anchor
$750k
Sep 30 2020
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
$54 / 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
$46,153
Tax year 2023
Assessed value
$396,742
Assessed 2023
Previous assessed
$379,868
+4.4% YoY
Effective rate
11.63%
On assessed value
Assessed land
$112,093
Assessed improvement
$284,649
Land market value
$336,313
Improvement market value
$854,032
Total market value
$1,190,345
Applied tax rate
7,096.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2003
Construction
BRICK
Heating
NONE
Total area
19,536 SF
Lot
2.29 ac (99,535 SF)
APN
06-15-300-043
UPID
US28-5799520
Jurisdiction
LAKE
Metro division
LAKE COUNTY-KENOSHA COUNTY, IL-WI 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
WAREHOUSE, STORAGE
Est. value
$1.6M
INDUSTRIAL (GENERAL)
Est. value
$1.5M
WAREHOUSE, STORAGE
INDUSTRIAL (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
2003
Construction
BRICK
Heating
NONE
Lot
2.29 ac
Current owner
From public records · entity-resolved
1860 Shorewood LLC
Entity
Mailing address
737 YORK RD, GLENVIEW, IL 60025-4423
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 30, 2020
$750,000
1860 Shorewood LLC
Blackhawk Bk
Grant Deed
—
Jun 4, 2020
—
Blackhawk Bk
Lebaron LLC
Warranty Deed
—
Jul 25, 2017
—
Lebaron LLC
—
Deed
related
$800,000 · Blackhawk Bk
Oct 12, 2005
$2,034,500
Le Baron LLC
Shorewood Partners LLC
Warranty Deed
$1,017,098 · Citibank Fsb
—
—
Lebaron LLC
—
Deed Of Trust
related
$800,000 · Blackhawk Bk
—
—
Lebaron LLC
—
Deed Of Trust
related
$838,000 · Economic Development
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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