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Property profile & analytics
OFF-MARKET
Industrial properties
28468 Ballard Dr, Lake Forest, IL 60045-4508
Entity Owned
20-yr Hold
~
Est. High Equity
Property ID
US28-0335796
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
APN
11-24-302-015
UPID
US28-0335796
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
Ipcc Properties I LLC · 20 yrs held
Ipcc Properties I LLC
since 2005
7 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
$31,359
Tax year 2023
Assessed value
$488,778
Assessed 2023
Previous assessed
$469,798
+4.0% YoY
Effective rate
6.42%
On assessed value
Assessed land
$128,217
Assessed improvement
$360,561
Land market value
$384,689
Improvement market value
$1,081,791
Total market value
$1,466,480
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
Off-Market
Heating
NONE
APN
11-24-302-015
UPID
US28-0335796
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
Ipcc Properties I LLC
Entity
Mailing address
28468 N BALLARD DR, LAKE FOREST, IL 60045-4508
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2005
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
Jun 17, 2021
—
Ipcc Properties I LLC
—
Deed
related
$4,450,000 · Merchants And Manufacturers Bank
May 10, 2021
—
Ipcc Properties I LLC
—
Deed
related
—
Aug 8, 2017
—
Ipcc Properties I LLC
—
Grant Deed
related
$3,200,000 · Super G Capital LLC
Sep 9, 2005
—
Ipcc Properties I LLC
Ipcc Properties LLC
Quit Claim Deed
related
$2,635,000 · Ge Commercial Finance Business Property
Jan 4, 2000
—
Ipcc Properties LLC
Northern Trust Co Trustee
Deed Of Trust
related
$8,048,000 · Greenwich Capital Fin'l INC
Aug 18, 1999
—
Northern Tr Bk Lake Forest Tte
—
Grant Deed
related
$3,200,000 · Lake Forest Bank & Trust Co
—
—
Ipcc Properties I LLC
—
Deed Of Trust
related
$8,954,598 · Centruebank
—
—
Northern Trust Co Trustee
—
Deed Of Trust
related
$1,860,090 · Northern 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.
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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