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Property profile & analytics
OFF-MARKET
Estimated value
$935,000
Commercial real estate
2401 Hiller Rdg, Johnsburg, IL 60051-7451
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US28-1430671
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2001
Construction
FRAME
Total area
14,453 SF
Lot
2.35 ac (102,259 SF)
APN
09-01-402-005
UPID
US28-1430671
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
$910k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$722k
Blend (final)
Blend
$935k
Owner & transaction history
Mlp Properties INC · 4 yrs held
Mlp Properties INC
since 2022
Last sale
$982,500
7 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 Johnsburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Johnsburg 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
$870,000
ML approach
$910,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,365,000
Current use
WAREHOUSE, STORAGE
$1,215,000
Change: -11% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,140,000
Change: -16% · Conversion: Moderate
Blend value · Realmo final
$935k
Range $842k – $1.03M · ±10% · vs last sale $983k (Apr 11 2022)
Last sale anchor
$983k
Apr 11 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
$65 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$19,316
Tax year 2022
Assessed value
$197,695
Assessed 2022
Previous assessed
$197,695
+0.0% YoY
Effective rate
9.77%
On assessed value
Assessed land
$42,757
Assessed improvement
$154,938
Land market value
$128,271
Improvement market value
$464,814
Total market value
$593,085
Applied tax rate
9,008.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2001
Construction
FRAME
Heating
NONE
Stories
1
Total area
14,453 SF
Lot
2.35 ac (102,259 SF)
APN
09-01-402-005
UPID
US28-1430671
Jurisdiction
MCHENRY
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL 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
COMMERCIAL (GENERAL) Current
Est. value
$1.4M
WAREHOUSE, STORAGE
Est. value
$1.2M
INDUSTRIAL (GENERAL)
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
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
2001
Construction
FRAME
Heating
NONE
Stories
1
Lot
2.35 ac
Current owner
From public records · entity-resolved
Mlp Properties INC
Entity
Mailing address
108 TIPPERARY CT, WOODSTOCK, IL 60098-7869
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
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 11, 2022
$982,500
Mlp Properties INC
Lightship Enterprises LLC
Warranty Deed
—
Dec 18, 2018
—
Lightship Ents LLC
—
Deed
related
$630,000 · State Bk/lakes
Jul 21, 2016
—
Samuel P Johnston
—
Deed
related
—
May 17, 2016
—
Lightship Ents LLC
Johnston,samuel P
Quit Claim Deed
related
—
Jan 6, 2011
$518,781
Samuel P Johnston
Champion Ents Ptshp
Quit Claim Deed
related
—
Jun 24, 2008
$40,000
Samuel P Johnston
Champion Ents Ptshp
Quit Claim Deed
related
—
Apr 23, 2008
$40,000
Samuel P Johnston
Hinks,thomas G
Quit Claim Deed
related
—
Nov 3, 2004
—
Ents Champion
Johnston,parker
Grant Deed
$504,124 · Illinois State Bank
Aug 12, 2004
—
Ents Ptshp Champion
Champion Ents Corp
Quit Claim Deed
related
—
Jun 5, 2000
—
Champion Enterprises Corp
Hinks,thomas
Quit Claim Deed
related
$500,000 · State Bank Of The Lakes
Dec 8, 1998
$82,500
Thomas Hinks
Hiller Turst
Grant Deed
$57,750 · State Bank Of The Lakes
—
—
Lightship Ents LLC
—
Deed Of Trust
related
$630,000 · State Bk/lakes
—
—
Johnston,samuel P
—
Deed Of Trust
related
$425,000 · Privatebank & Tr
—
—
Champion Enterprises Corp
—
Deed Of Trust
related
$463,673 · State Bank Of The Lakes
—
—
Samuel P Johnston
—
Loan Modification
related
—
—
—
Champion Enterprises Corp
—
Deed Of Trust
related
$514,000 · State Bank Of The Lakes
—
—
Champion Enterprises Corp
—
Deed Of Trust
related
$107,715 · State Bank Of The Lakes
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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