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Property profile & analytics
OFF-MARKET
Estimated value
$5,495,000
Industrial properties
281 Lies Rd 83, Carol Stream, IL 60188-9421
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US28-2972414
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1997
Construction
TYPE NOT SPECIFIED
Total area
37,787 SF
Lot
1.95 ac (84,942 SF)
Zoning code
I
APN
02-20-405-025
UPID
US28-2972414
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
Current use
Occupant on record · Public records
-
When Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.94M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.42M
Blend (final)
Blend
$5.50M
Owner & transaction history
Realty Income U S Core Plus 2 LP · 1 yrs held
Realty Income U S Core Plus 2 LP
since 2025
Last sale
$5.1M
5 recorded transactions
Zoning & alternative use
I · Carol Stream, IL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$8.5M
+81.9%
Retail stores
$8.1M
+74.0%
Commercial (general)
$7.7M
+65.2%
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 Carol Stream submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Carol Stream 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
$5,920,000
ML approach
$5,940,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$4,680,000
Current use
MEDICAL BUILDING
$8,510,000
Change: +82% · Conversion: Difficult
RETAIL STORES
$8,140,000
Change: +74% · Conversion: Moderate
COMMERCIAL (GENERAL)
$7,730,000
Change: +65% · Conversion: Difficult
OFFICE BUILDING
$6,775,000
Change: +45% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,935,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$5.50M
Range $4.95M – $6.04M · ±10% · vs last sale $5.10M (Aug 31 2021)
Last sale anchor
$5.10M
Aug 31 2021
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
$145 / 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
$95,005
Tax year 2023
Assessed value
$1,063,290
Assessed 2023
Previous assessed
$891,410
+19.3% YoY
Effective rate
8.94%
On assessed value
Assessed land
$204,830
Assessed improvement
$858,460
Land market value
$614,490
Improvement market value
$2,575,380
Total market value
$3,189,870
Applied tax rate
2,046.0000
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
1997
Construction
TYPE NOT SPECIFIED
Heating
NONE
Total area
37,787 SF
Lot
1.95 ac (84,942 SF)
Zoning code
I
APN
02-20-405-025
UPID
US28-2972414
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
I · Carol Stream, IL
Zoning I · permitted uses
I · Carol Stream, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Carol Stream. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$4.7M
MEDICAL BUILDING
Est. value
$8.5M
RETAIL STORES
Est. value
$8.1M
COMMERCIAL (GENERAL)
Est. value
$7.7M
OFFICE BUILDING
Est. value
$6.8M
WAREHOUSE, STORAGE
Est. value
$3.9M
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1997
Construction
TYPE NOT SPECIFIED
Heating
NONE
Lot
1.95 ac
Current owner
From public records · entity-resolved
Realty Income U S Core Plus 2 LP
Entity
Free & Clear · 1 yrs held
Mailing address
11995 EL CAMINO REAL, SAN DIEGO, CA 92130-2539
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 23, 2025
—
Realty Income U S Core Plus 2 LP
Realty Income Illinois Properties 1
Deed
related
—
Aug 31, 2021
$5,100,000
Realty Income Illinois Properties 1
Chicago Title Land Trust Company
Deed
—
Aug 11, 2000
$2,600,000
Lasalle Bank NA Trustee
Taylor LLC
Grant Deed
related
$1,500,000 · Bear Stearns Funding INC
—
—
Trust 123092
—
Deed Of Trust
related
$1,260,000 · Lake Forest Bank & Trust Co
—
—
Trust 123092
—
Deed Of Trust
related
$1,227,134 · Lake Forest Bank & Trust Co
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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