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Property profile & analytics
OFF-MARKET
Estimated value
$565,000
Warehouses
19 Skokie Vly Rd, Lake Bluff, IL 60044-1816
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US28-2025580
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1998
Construction
BRICK
Total area
8,380 SF
Lot
0.59 ac (25,740 SF)
APN
12-19-208-001
UPID
US28-2025580
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
$580k
CAP Approach
CAP
$675k
Comparable Approach
Comparable
$570k
Blend (final)
Blend
$565k
Owner & transaction history
Millwood Holdings LLC · 3 yrs held
Millwood Holdings LLC
since 2022
Last sale
$548,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$940,000
+32.3%
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 Lake Bluff submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Bluff 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
$580,000
ML approach
$580,000
CAP Approach
CAP Return
Estimation
6%
$730,000
6.5%
$675,000
7%
$625,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$710,000
Current use
APARTMENT HOUSE (5+ UNITS)
$940,000
Change: +32% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$650,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$565k
Range $509k – $622k · ±10% · vs last sale $548k (Sep 9 2022)
Last sale anchor
$548k
Sep 9 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
$67 / 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
$12,044
Tax year 2023
Assessed value
$176,960
Assessed 2023
Previous assessed
$175,346
+0.9% YoY
Effective rate
6.81%
On assessed value
Assessed land
$146,294
Assessed improvement
$30,666
Land market value
$438,926
Improvement market value
$92,007
Total market value
$530,933
Applied tax rate
10,007.0000
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
1998
Construction
BRICK
Heating
NONE
Buildings
2
Total area
8,380 SF
Lot
0.59 ac (25,740 SF)
APN
12-19-208-001
UPID
US28-2025580
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 Current
Est. value
$710,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$940,000
INDUSTRIAL (GENERAL)
Est. value
$650,000
WAREHOUSE, STORAGE Current
APARTMENT HOUSE (5+ UNITS)
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
1998
Construction
BRICK
Heating
NONE
Buildings
2
Lot
0.59 ac
Current owner
From public records · entity-resolved
Millwood Holdings LLC
Entity
Mailing address
935 CAMPUS DR, MUNDELEIN, IL 60060-3830
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 9, 2022
$548,000
Millwood Holdings LLC
Leroy J Woodruff
Warranty Deed
$500,000 · Leroy J Woodruff Trust
Sep 8, 2006
—
Global Signal Acquisitions III
Global Signal Acquisitions II
Quit Claim Deed
related
—
—
—
Woodruff Leroy J Trust
—
Deed Of Trust
related
$234,275 · Amcore Bank
—
—
Tower Assets Newco II LLC
—
Deed Of Trust
related
$3,000,000 · Metropolitan Bank
—
—
Gtp Towers I LLC
—
Deed Of Trust
related
$288,438 · Bank Of Ny Mellon
—
—
Gtp Structures IV LLC
—
Deed Of Trust
related
—
—
—
Woodruff,tr
—
Deed Of Trust
related
$50,000 · Bridgeview Bank Group
—
—
Woodruff,tr
—
Deed Of Trust
related
$271,730 · Bridgeview Bank & Trust
—
—
Woodruff,tr
—
Deed Of Trust
related
$400,000 · Bridgeview Bank & Trust
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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