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Property profile & analytics
OFF-MARKET
Estimated value
$1,945,000
Manufacturing properties
30 Porter Dr, Round Lake Park, IL 60073-3601
Entity Owned
Free & Clear
Property ID
US28-2280644
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1975
Construction
BRICK
Total area
40,000 SF
Lot
4.21 ac (183,475 SF)
APN
06-28-307-040
UPID
US28-2280644
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
$2.02M
CAP Approach
CAP
$2.65M
Comparable Approach
Comparable
$1.75M
Blend (final)
Blend
$1.95M
Owner & transaction history
Belle Aire Fragrances LLC
Belle Aire Fragrances LLC
since 2025
Last sale
$1.9M
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 Round Lake Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Round Lake Park 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
$2,165,000
ML approach
$2,020,000
CAP Approach
CAP Return
Estimation
6%
$2,870,000
6.5%
$2,650,000
7%
$2,460,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,160,000
Current use
Blend value · Realmo final
$1.95M
Range $1.75M – $2.14M · ±10% · vs last sale $1.90M (May 6 2021)
Last sale anchor
$1.90M
May 6 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
$49 / 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
$61,864
Tax year 2023
Assessed value
$609,554
Assessed 2023
Previous assessed
$583,981
+4.4% YoY
Effective rate
10.15%
On assessed value
Assessed land
$261,923
Assessed improvement
$347,631
Land market value
$785,848
Improvement market value
$1,042,997
Total market value
$1,828,845
Applied tax rate
7,010.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1975
Construction
BRICK
Heating
NONE
Total area
40,000 SF
Lot
4.21 ac (183,475 SF)
APN
06-28-307-040
UPID
US28-2280644
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
INDUSTRIAL (GENERAL) Current
Est. value
$3.2M
INDUSTRIAL (GENERAL) Current
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
1975
Construction
BRICK
Heating
NONE
Lot
4.21 ac
Current owner
From public records · entity-resolved
Belle Aire Fragrances LLC
Entity
Free & Clear · 0 yrs held
Mailing address
30 PORTER DR, ROUND LAKE PARK, IL 60073-3601
Mailing matches property
Yes
Owner-occupied
Yes
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 8, 2025
$2,000,000
Belle Aire Fragrances LLC
Ryder Ventures LLC
Special Warranty Deed
—
Sep 15, 2022
—
Ryder Ventures
County Of Lake
Quitclaim Deed
related
—
Apr 19, 2022
$2,000
Ryder Ventures LLC
Mrf Properties LLC
Quitclaim Deed
related
—
Nov 4, 2021
$15,000
Ryder Ventures LLC
County Of Lake
Quitclaim Deed
related
—
May 6, 2021
$1,900,000
Ryder Ventures LLC
Porter Drive LLC
Special Warranty Deed
$1,520,000 · Byline Bank
Apr 21, 2021
—
County Of Lake
County Of Lake
Deed
related
—
Aug 15, 2019
—
Porter Drive LLC
—
Deed
related
$1,334,480 · First Bk
Nov 30, 2018
$1,268,100
Porter Drive LLC
Baxter Healthcare Corp
Special Warranty Deed
$1,334,480 · First Bank & Trust Co
Dec 23, 2014
$1,450,000
Baxter Healthcare Corp
Mrf Properties LLC
Grant Deed
—
Oct 2, 2012
—
Mrf Properties LLC
Ferdinand,mark R
Warranty Deed
—
Jul 12, 1999
$550,000
Mark R Ferdinand
Ferdinand Trust
Grant Deed
related
—
—
—
Porter Drive LLC
—
Loan Modification
related
$1,334,480 · First Bk
—
—
Mark R Ferdinand
—
Deed Of Trust
related
$1,300,000 · First Bank Highland Park
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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