Sign Up Successful!
You now have access to more from Realmo!
Property Lookup
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    28101 Ballard Dr Lake Forest, IL 60045-4555

    • Industrial properties
    OFF-MARKET
    Last Sale
    Jun 13, 2022
    $2,440,000
    Value Estimations
    $2,595,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US28-0072764
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Industrial properties

    Property Details for 28101 Ballard Dr

    Property type
    Industrial properties
    APN
    11-24-303-004
    APU
    1124303004

    Description

    This exceptional industrial distribution property, located at 28101 Ballard Drive in Lake Forest, Illinois, offers a total of 32,000 square feet across two suites. Currently, 9,915 square feet are available for lease, with a minimum divisible space of 4,950 square feet and a maximum contiguous space of 4,965 square feet. The building features a desirable 15-foot ceiling height, enhancing storage and operational efficiency. Access is convenient with one dock-high door and one drive-in door, ensuring seamless loading and unloading. Ample common parking is provided for tenants. The property boasts a strategic location within an established industrial park, offering easy access to major transportation routes via nearby Route 176 and I-94, streamlining logistics and distribution. The space includes a sprinkler system and three-phase power, catering to a variety of industrial needs. An end-cap unit with small offices is also available, providing additional functional space. The property is situated in Lake County, Illinois, with a zip code of 60045. This prime location and versatile space make it an ideal opportunity for businesses seeking efficient and well-connected industrial facilities.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $2,595,000

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Lake Forest
    County
    Lake
    State
    Illinois
    Longitude
    -87.9003
    Latitude
    42.2709
    CBSA code
    16980
    CBSA name
    CHICAGO-NAPERVILLE-JOLIET, IL-IN-WI METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $35,638
    $207,379
    $348,094
    $555,473
    -
    $622,199
    $1,044,386
    $1,666,585

    Comparable in this City

    • Value Estimation
      $450,000
      3.39 Acres

      13950 Business Ctr Dr

      INDUSTRIAL (GENERAL) • 3.39 Acres
      13950 Business Ctr Dr, Lake Forest, IL 60045-1150
      View Details
    • Value Estimation by Request

      28566 Ballard Dr

      INDUSTRIAL (GENERAL)
      28566 Ballard Dr, Lake Forest, IL 60045-4546
      View Details
    • Value Estimation by Request

      28401 Ballard Dr

      INDUSTRIAL (GENERAL)
      28401 Ballard Dr, Lake Forest, IL 60045-4552
      View Details
    • Value Estimation
      $490,000
      10.71 Acres

      13820 Business Ctr Dr

      INDUSTRIAL (GENERAL) • 10.71 Acres
      13820 Business Ctr Dr, Lake Forest, IL 60045-1183
      View Details
    • Value Estimation
      $2,285,000

      13800 Laurel Dr

      INDUSTRIAL (GENERAL)
      13800 Laurel Dr, Lake Forest, IL 60045-4514
      View Details
    • Value Estimation
      $1,910,000
      3.13 Acres

      28041 Bradley Rd

      INDUSTRIAL (GENERAL) • 3.13 Acres
      28041 Bradley Rd, Lake Forest, IL 60045-1163
      View Details

    Similar Nearby for Sale

    • $4,875,000
      68,556 SF

      Viking Park Portfolio: Prime IL Investment

      Multi-tenant flex space, high upside potential.
      13975 Polo Trail Dr, Lake Forest, IL 60045
      View Details
    • $4,300,000
      35,482 SF

      Lake Forest Industrial Opportunity

      Two-building industrial property with income potential and user space.
      28041 N Bradley Rd, Green Oaks, IL 60045
      View Details
    • $6,368,420
      3,600 SF

      Lake Forest Chase Bank NNN Lease

      High-yield, credit-rated bank investment.
      884 Waukegan Rd, Lake Forest, IL 60045
      View Details
    • $449,000
      2,123 SF

      Corner Unit Townhome Overlooking Pond

      Light-filled 3BR townhome with pond view, finished basement, and garage.
      1111 S Waukegan Rd, Green Oaks, IL 60045
      View Details
    • $1,300,000
      1.37 Acres

      Lake Forest 1.37-Acre Lot

      Build your dream home on this 1.37-acre Lake Forest lot.
      46 Shawnee Ln, Lake Forest, IL 60045
      View Details
    • $475,000
      1.07 Acres

      Lake Forest Vacant Land Parcel

      1.1 acre vacant parcel in historic Lake Forest subdivision.
      1241 Ash Lawn Dr, Lake Forest, IL 60045
      View Details

    Similar Nearby for Lease

    • $11 SF/Yr
      5,066 SF

      Lake Forest Flex/Industrial Space

      69,539 SF building with flexible units for lease.
      28457 Ballard Dr, Lake Forest, IL 60045
      View Details
    • $12 SF/Yr
      3,080 SF

      Lake Forest Warehouse with Offices

      2,520-3,080 SF warehouse with offices, available May 2025.
      13705 W Irma Lee Ct, Lake Forest, IL 60045
      View Details
    • Contact for pricing
      5,750 SF

      Lake Forest Warehouse Space Available

      5,750 SF warehouse space with dock door for lease.
      28401 Ballard Dr, Lake Forest, IL 60045
      View Details
    • Contact for pricing
      47,863 SF

      Deerpath Plaza Office Suites

      Lake Forest Executive Office Space
      225 Deerpath Rd, Lake Forest, IL 60045
      View Details
    • Contact for pricing
      47,863 SF

      Lake Forest Retail/Office Space

      Class A retail/office space in affluent Lake Forest suburb.
      225 E Deerpath Rd, Lake Forest, IL 60045
      View Details
    • $6,229,680
      33,225 SF

      Office Space in Conway Park

      Office space for rent in premier north suburban office development.
      500 N Field Dr, Lake Forest, IL 60045
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    28101 Ballard Dr
    Lake Forest, IL 60045-4555
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Create New Password
    • At least 8 characters
    • Contains both letters and numbers
    • Contains uppercase and lowercase letters
    • At most 32 characters
    • Password required
    • Password reset link has expired. Please request a new one.