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Property profile & analytics
FOR LEASE
Industrial properties
28401 Ballard Dr, Lake Forest, IL 60045
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US28-5817038
For Lease
1 / 2
Contact for pricing
28401 Ballard Dr, Lake Forest, IL 60045
View Listing →
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
APN
11-24-301-006
UPID
US28-5817038
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Saint Paul Prop Indl Fund I L · 7 yrs held
Saint Paul Prop Indl Fund I L
since 2018
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Lake Forest submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Forest 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$91,265
Tax year 2023
Assessed value
$1,422,497
Assessed 2023
Previous assessed
$1,367,260
+4.0% YoY
Effective rate
6.42%
On assessed value
Assessed land
$815,019
Assessed improvement
$607,478
Land market value
$2,445,302
Improvement market value
$1,822,616
Total market value
$4,267,918
Applied tax rate
11,084.0000
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
For Lease
Heating
NONE
APN
11-24-301-006
UPID
US28-5817038
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
Building & site characteristics
From public records
Heating
NONE
Current owner
From public records · entity-resolved
Saint Paul Prop Indl Fund I L
Entity
Mailing address
845 MINNEHAHA AVE E, SAINT PAUL, MN 55106-4530
Ownership since
2018
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
Jul 19, 2018
$5,075,000
Saint Paul Prop Indl Fund I L
Big Box Property Owner F-1 LLC
Grant Deed
$3,500,000 · Miscellaneous Ins Co
Dec 29, 2015
$6,200,000
Big Box Property Owner F-1 LLC
Exeter 28401 North Ballard LLC
Special Warranty Deed
—
Jun 28, 2012
$4,015,000
Exeter 28401 North Ballard LLC
Crp-iilp Acorn LLC
Grant Deed
—
Aug 16, 2006
$5,963,320
Crp-iilp Acorn LLC
Trust 124226-06
Grant Deed
—
Jul 20, 1998
$3,550,000
American Nat'l Bk&tr Chgo Ttee
American Nat'l Bk&tr Chgo Ttee
Grant Deed
related
—
—
—
Exeter 28401 North Ballard LLC
—
Deed Of Trust
related
$78,100,000 · Canadian Imperial Bank Commerc
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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