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Property profile & analytics
OFF-MARKET
Estimated value
$555,000
Retail space
26354 Main St, Wauconda, IL 60084
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US28-2386197
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1964
Construction
FRAME
Total area
4,146 SF
Lot
1.01 ac (43,996 SF)
APN
09-36-403-003
UPID
US28-2386197
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
$590k
CAP Approach
CAP
$650k
Comparable Approach
Comparable
$370k
Blend (final)
Blend
$555k
Owner & transaction history
John E Watrach III · 2 yrs held
John E Watrach III
since 2023
Last sale
$541,500
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$725,000
+37.4%
Commercial (general)
$575,000
+9.2%
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
$635,000
ML approach
$590,000
CAP Approach
CAP Return
Estimation
6%
$705,000
6.5%
$650,000
7%
$605,000
Alternative Use
Use
Estimation
RETAIL STORES
$525,000
Current use
AUTO REPAIR, GARAGE
$725,000
Change: +37% · Conversion: Difficult
COMMERCIAL (GENERAL)
$575,000
Change: +9% · Conversion: Easy
OFFICE BUILDING
$500,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$555k
Range $500k – $611k · ±10% · vs last sale $542k (Sep 13 2023)
Last sale anchor
$542k
Sep 13 2023
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
$134 / 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
$7,125
Tax year 2023
Assessed value
$100,004
Assessed 2023
Previous assessed
$79,218
+26.2% YoY
Effective rate
7.12%
On assessed value
Assessed land
$47,155
Assessed improvement
$52,849
Land market value
$141,479
Improvement market value
$158,563
Total market value
$300,042
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1964
Construction
FRAME
Heating
NONE
Total area
4,146 SF
Lot
1.01 ac (43,996 SF)
APN
09-36-403-003
UPID
US28-2386197
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
$525,000
AUTO REPAIR, GARAGE
Est. value
$725,000
COMMERCIAL (GENERAL)
Est. value
$575,000
OFFICE BUILDING
Est. value
$500,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1964
Construction
FRAME
Heating
NONE
Lot
1.01 ac
Current owner
From public records · entity-resolved
John E Watrach III
Individual
Mailing address
1430 BRISTOL TRL RD, LAKE ZURICH, IL 60047-1708
Ownership since
2023
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
Sep 13, 2023
$541,500
John E Watrach III
I L M F LLC
Warranty Deed
$460,213 · L L M F LLC 26354 Main St Series
Mar 12, 2020
—
Ilmf LLC 26354 N Main St Serie
Olson Margaret A Trust
Correction Deed
related
—
Sep 28, 2018
—
I L M F LLC-26354 N Main St Se
Olson Margaret A Trust
Warranty Deed
—
Oct 21, 2003
—
Olson,tr
Masi,vito
Quit Claim Deed
related
—
Dec 15, 1999
$300,000
Vito Masi
Butt,richard E
Grant Deed
$270,000 · Adco Management Co
Sep 30, 1999
$265,000
Richard E Butt
Huisinga Trust
Grant Deed
$212,000 · Village 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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