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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Retail space
2052 Lewis Ave Waukegan, IL 60087-4722
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US28-0854251
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1979
Construction
BRICK
Total area
4,620 SF
Lot
0.47 ac (20,400 SF)
APN
08-08-305-073
UPID
US28-0854251
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
-
La Michoacana Premium - N Lewis, Waukegan Grocery & Convenience Store Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$325k
CAP Approach
CAP
$725k
Comparable Approach
Comparable
$631k
Blend (final)
Blend
$520k
Owner & transaction history
Daniel Andrade · 3 yrs held
Daniel Andrade
since 2022
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$810,000
+55.3%
Commercial (general)
$575,000
+11.1%
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 Waukegan submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waukegan 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
$325,000
CAP Approach
CAP Return
Estimation
6%
$785,000
6.5%
$725,000
7%
$675,000
Alternative Use
Use
Estimation
RETAIL STORES
$520,000
Current use
AUTO REPAIR, GARAGE
$810,000
Change: +55% · Conversion: Difficult
COMMERCIAL (GENERAL)
$575,000
Change: +11% · Conversion: Easy
Blend value · Realmo final
$520k
Range $468k – $572k · ±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
$113 / 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
$12,465
Tax year 2023
Assessed value
$133,885
Assessed 2023
Previous assessed
$127,509
+5.0% YoY
Effective rate
9.31%
On assessed value
Assessed land
$55,082
Assessed improvement
$78,803
Land market value
$165,263
Improvement market value
$236,433
Total market value
$401,696
Applied tax rate
9,012.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1979
Construction
BRICK
Heating
NONE
Total area
4,620 SF
Lot
0.47 ac (20,400 SF)
APN
08-08-305-073
UPID
US28-0854251
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
RETAIL STORES Current
Est. value
$520,000
AUTO REPAIR, GARAGE
Est. value
$810,000
COMMERCIAL (GENERAL)
Est. value
$575,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
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
1979
Construction
BRICK
Heating
NONE
Lot
0.47 ac
Current owner
From public records · entity-resolved
Daniel Andrade
Individual
Mailing address
2010 RAVINE DR, GURNEE, IL 60031-6359
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 19, 2022
—
Daniel Andrade
Andrade Ascencio
Intrafamily Transfer
related
—
Sep 12, 2019
—
Ascencion Andrade
K & M Andrade LLC
Quit Claim Deed
—
Mar 3, 2016
—
K & M Andrade LLC
Rosita La Michoacana II LLC
Warranty Deed
—
Oct 6, 2014
$200,000
Rosita La Michoacana II LLC
Nakos Properties INC
Grant Deed
—
Aug 24, 2010
$150,000
Nakos Properties INC
Trust 115
Grant Deed
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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