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Property profile & analytics
OFF-MARKET
Estimated value
$820,000
Warehouses
25100 Old Rand Rd Wauconda, IL 60084
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US28-0964497
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1986
Construction
BRICK
Total area
11,284 SF
Lot
1.95 ac (84,898 SF)
APN
09-36-400-007
UPID
US28-0964497
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
$905k
Comparable Approach
Comparable
$850k
Blend (final)
Blend
$820k
Owner & transaction history
Dodoba LLC · 14 yrs held
Dodoba LLC
since 2011
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.4M
+43.1%
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 Wauconda submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wauconda 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%
$985,000
6.5%
$905,000
7%
$845,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$955,000
Current use
OFFICE BUILDING
$1,365,000
Change: +43% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$905,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$820k
Range $738k – $902k · ±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
$73 / 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
$19,062
Tax year 2023
Assessed value
$232,045
Assessed 2023
Previous assessed
$211,944
+9.5% YoY
Effective rate
8.21%
On assessed value
Assessed land
$90,960
Assessed improvement
$141,085
Land market value
$272,907
Improvement market value
$423,297
Total market value
$696,204
Applied tax rate
13,006.0000
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
1986
Construction
BRICK
Heating
NONE
Total area
11,284 SF
Lot
1.95 ac (84,898 SF)
APN
09-36-400-007
UPID
US28-0964497
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
$955,000
OFFICE BUILDING
Est. value
$1.4M
INDUSTRIAL (GENERAL)
Est. value
$905,000
WAREHOUSE, STORAGE Current
OFFICE BUILDING
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
1986
Construction
BRICK
Heating
NONE
Lot
1.95 ac
Current owner
From public records · entity-resolved
Dodoba LLC
Entity
Mailing address
25084 W OLD RAND RD, WAUCONDA, IL 60084-3403
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 29, 2011
$640,000
Dodoba LLC
Northside Community Bank
Special Warranty Deed
$512,000 · Cornerstone National Bank & Trust C
Aug 3, 2006
—
James A Begley
—
Trustees Deed
related
$850,000 · Northside Community Bank
Aug 25, 2000
$810,000
James A Begley
Grand Premier Tr & Inv Trustee
Grant Deed
$442,500 · First Midwest Bank
—
—
James A Begley
—
Deed Of Trust
related
$100,000 · Northside Community Bank
—
—
James A Begley
—
Deed Of Trust
related
$158,670 · Northside Community Bank
—
—
James A Begley
—
Deed Of Trust
related
$200,000 · First Midwest Bank
—
—
James A Begley
—
Deed Of Trust
related
$692,608 · Northside Community 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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