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Property profile & analytics
OFF-MARKET
Estimated value
$1,790,000
Warehouses
2952 Falling Waters Blvd, Lindenhurst, IL 60046-6799
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US28-0332941
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2003
Construction
BRICK
Total area
27,940 SF
Lot
2.2 ac (95,876 SF)
APN
06-01-401-305
UPID
US28-0332941
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
$2.25M
Comparable Approach
Comparable
$1.38M
Blend (final)
Blend
$1.79M
Owner & transaction history
2952 Falling Waters LLC · 17 yrs held
2952 Falling Waters LLC
since 2009
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.9M
+23.4%
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 Lindenhurst submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lindenhurst 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,435,000
6.5%
$2,245,000
7%
$2,085,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,355,000
Current use
COMMERCIAL (GENERAL)
$2,905,000
Change: +23% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,205,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$1.79M
Range $1.61M – $1.97M · ±10%
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
$64 / 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
$71,733
Tax year 2023
Assessed value
$523,224
Assessed 2023
Previous assessed
$513,166
+2.0% YoY
Effective rate
13.71%
On assessed value
Assessed land
$109,913
Assessed improvement
$413,311
Land market value
$329,772
Improvement market value
$1,240,057
Total market value
$1,569,829
Applied tax rate
5,150.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2003
Construction
BRICK
Heating
NONE
Total area
27,940 SF
Lot
2.2 ac (95,876 SF)
APN
06-01-401-305
UPID
US28-0332941
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
WAREHOUSE, STORAGE Current
Est. value
$2.4M
COMMERCIAL (GENERAL)
Est. value
$2.9M
INDUSTRIAL (GENERAL)
Est. value
$2.2M
WAREHOUSE, STORAGE Current
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
2003
Construction
BRICK
Heating
NONE
Lot
2.2 ac
Current owner
From public records · entity-resolved
2952 Falling Waters LLC
Entity
Mailing address
12070 W 159TH ST, HOMER GLEN, IL 60491-7850
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 31, 2009
$2,100,000
2952 Falling Waters LLC
Horseshoe H Holdings LLC
Warranty Deed
$2,100,000 · First Midwest Bank
Feb 6, 2008
—
Horseshoe H Holdings LLC
—
Deed Of Trust
related
$1,878,858 · Amcore Bank
Feb 17, 2004
—
Horseshoe H Holdings LLC
—
Deed Of Trust
related
$1,750,000 · Amcore Bank
Nov 18, 2002
—
Horseshoe H Holdings LLC
—
Grant Deed
related
$1,230,000 · First Midwest Bank
Sep 5, 2002
$233,000
Horseshoe H Holdings LLC
Lindenhurst Partners LLC
Grant Deed
related
—
Mar 27, 2001
$177,000
Jaime L Figueroa
Pinnacle Corp
Grant Deed
$171,450 · Draper & Kramer Mortgage Corp
—
—
2952 Falling Waters LLC
—
Deed Of Trust
related
$5,000,000 · First Midwest Bank
—
—
Doris Perez
—
Deed Of Trust
related
$7,046 · American General Finance INC
—
—
2952 Falling Waters LLC
—
Deed Of Trust
related
$2,100,000 · First Midwest Bank
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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