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Property profile & analytics
OFF-MARKET
Estimated value
$745,000
Industrial properties
2420 Hiller Rdg, Johnsburg, IL 60051-7444
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US28-0441550
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
2004
Total area
12,420 SF
Lot
1.03 ac (44,678 SF)
APN
09-01-402-009
UPID
US28-0441550
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
by Request
CAP Approach
CAP
$825k
Comparable Approach
Comparable
$753k
Blend (final)
Blend
$745k
Owner & transaction history
Evergreen Hiller Ridge LLC · 8 yrs held
Evergreen Hiller Ridge LLC
since 2018
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.2M
+19.7%
Warehouse, storage
$1.0M
+6.6%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$890,000
6.5%
$825,000
7%
$765,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$980,000
Current use
COMMERCIAL (GENERAL)
$1,175,000
Change: +20% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,045,000
Change: +7% · Conversion: Easy
Blend value · Realmo final
$745k
Range $671k – $820k · ±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
$60 / 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
$14,064
Tax year 2022
Assessed value
$168,643
Assessed 2022
Previous assessed
$168,643
+0.0% YoY
Effective rate
8.34%
On assessed value
Assessed land
$34,378
Assessed improvement
$134,265
Land market value
$103,134
Improvement market value
$402,795
Total market value
$505,929
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
2004
Heating
NONE
Total area
12,420 SF
Lot
1.03 ac (44,678 SF)
APN
09-01-402-009
UPID
US28-0441550
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
INDUSTRIAL (GENERAL) Current
Est. value
$980,000
COMMERCIAL (GENERAL)
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$1.0M
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
2004
Heating
NONE
Lot
1.03 ac
Current owner
From public records · entity-resolved
Evergreen Hiller Ridge LLC
Entity
Mailing address
608 COURTLAND AVE, PARK RIDGE, IL 60068-4830
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
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
Jul 2, 2018
$410,000
Evergreen Hiller Ridge LLC
Rref II Bhb-il Msrw LLC
Grant Deed
—
Feb 24, 2016
—
Rref II Bhb-il Msrw LLC
Lender Sales Of Illinois LLC
Grant Deed
related
—
Jan 12, 2016
—
Rref II Bhb-il Mswrw LLC
Lender Sales Of Illinois LLC
Grant Deed
related
—
Mar 23, 2009
—
Ronald Weidner
Spring Bluff Industries INC
Warranty Deed
—
Mar 10, 1999
$75,000
Spring Bluff Industries INC
Hiller Trust
Grant Deed
—
—
—
Spring Bluff Industries INC
—
Deed Of Trust
related
$492,000 · Amcore Bank
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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