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Property profile & analytics
OFF-MARKET
Estimated value
$3,275,000
Office buildings
2592 Grand Ave Lindenhurst, IL 60046-5915
Individually Owned
9-yr Hold
~
Est. High Equity
Property ID
US28-0111266
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2001
Construction
BRICK
Total area
19,552 SF
Lot
1.87 ac (81,457 SF)
APN
06-12-101-016
UPID
US28-0111266
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
$4.43M
Comparable Approach
Comparable
$3.28M
Blend (final)
Blend
$3.28M
Owner & transaction history
Emerald Square Ll · 9 yrs held
Emerald Square Ll
since 2017
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.4M
+33.8%
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 Lindenhurst submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lindenhurst 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%
$4,795,000
6.5%
$4,425,000
7%
$4,110,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,555,000
Current use
AUTO REPAIR, GARAGE
$3,415,000
Change: +34% · Conversion: Difficult
RETAIL STORES
$2,340,000
Change: -8% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$2,295,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$3.28M
Range $2.95M – $3.60M · ±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
$168 / 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
$68,651
Tax year 2023
Assessed value
$627,446
Assessed 2023
Previous assessed
$615,385
+2.0% YoY
Effective rate
10.94%
On assessed value
Assessed land
$108,169
Assessed improvement
$519,277
Land market value
$324,539
Improvement market value
$1,557,987
Total market value
$1,882,526
Applied tax rate
5,138.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2001
Construction
BRICK
Heating
NONE
Total area
19,552 SF
Lot
1.87 ac (81,457 SF)
APN
06-12-101-016
UPID
US28-0111266
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
OFFICE BUILDING Current
Est. value
$2.6M
AUTO REPAIR, GARAGE
Est. value
$3.4M
RETAIL STORES
Est. value
$2.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.3M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
BRICK
Heating
NONE
Lot
1.87 ac
Current owner
From public records · entity-resolved
Emerald Square Ll
Individual
Mailing address
PO BOX 307, DEERFIELD, IL 60015-0307
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 7, 2017
—
Emerald Square Ll
400 Village Plaza LLC
Quit Claim Deed
related
$2,850,000 · Miscellaneous Ins Co
May 9, 2012
—
400 Village Plaza LLC
—
Deed Of Trust
related
$4,182,500 · Schaumburg Bank & Trust Co
Jul 31, 2009
—
400 Village Plaza LLC
Trust 133416
Grant Deed
—
Oct 21, 2004
$3,850,000
Trust 133416
Emerald Ridge
Warranty Deed
$2,850,000 · Citibank Fsb
Jan 21, 2004
—
Emerald Ridge Joint Venture
Oxford Bank & Trust Trustee
Deed Of Trust
related
$2,400,000 · National City Bank Michigan/il
—
—
Oxford Bank & Trust Co Ttee
—
Deed Of Trust
related
$322,500 · Oxford Bank & Trust
—
—
400 Village Plaza LLC
—
Deed Of Trust
related
$2,835,000 · Advantage National Bank
—
—
Oxford Bank & Trust Trustee
—
Deed Of Trust
related
$2,430,000 · Oxford 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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