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Property profile & analytics
OFF-MARKET
Estimated value
$1,200,000
Retail space
301 Grand Ave, Lake Villa, IL 60046
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US28-1200960
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1999
Construction
BRICK
Total area
14,246 SF
Lot
0.2 ac (8,594 SF)
APN
06-04-104-031
UPID
US28-1200960
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
$1.42M
Blend (final)
Blend
$1.20M
Owner & transaction history
305 E Grand Avenue LLC · 3 yrs held
305 E Grand Avenue LLC
since 2023
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.9M
+9.1%
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 Villa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Villa 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,705,000
Current use
OFFICE BUILDING
$1,860,000
Change: +9% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,675,000
Change: -2% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,480,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$1.20M
Range $1.08M – $1.32M · ±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
$84 / 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
$36,525
Tax year 2023
Assessed value
$286,198
Assessed 2023
Previous assessed
$336,956
-15.1% YoY
Effective rate
12.76%
On assessed value
Assessed land
$35,323
Assessed improvement
$250,875
Land market value
$105,980
Improvement market value
$752,700
Total market value
$858,680
Applied tax rate
5,119.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1999
Construction
BRICK
Heating
NONE
Total area
14,246 SF
Lot
0.2 ac (8,594 SF)
APN
06-04-104-031
UPID
US28-1200960
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
RETAIL STORES Current
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.5M
RETAIL STORES Current
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (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
1999
Construction
BRICK
Heating
NONE
Lot
0.2 ac
Current owner
From public records · entity-resolved
305 E Grand Avenue LLC
Entity
Mailing address
1301 N DEARBORN ST APT #1005, CHICAGO, IL 60610-6098
Ownership since
2023
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
May 28, 2024
—
305 E Grand Avenue LLC
—
Deed
related
$2,125,000 · Wintrust Bank NA
Jun 29, 2023
—
305 E Grand Avenue LLC
Louis F Allocco
Executors Deed
—
Jun 10, 2019
—
Blanca Allocco
—
Loan Modification
related
$4,870,969 · Northern Tr
Feb 16, 2011
—
Blanca Allocco
Vernon Hills Associates III LP
Warranty Deed
$5,840,700 · The Northern Trust Co
Jun 5, 2001
$3,400,000
Vernon Hills Associates III
Lake Villa Properties INC
Grant Deed
$2,720,000 · Lasalle National Bank
Oct 2, 1998
$140,000
Lake Villa Properties INC
Secketa,erlinda S
Grant Deed
—
Mar 2, 1998
—
Erlinda S Secketa
Secketa,l T
Quit Claim Deed
related
$104,544 · First Illinois Mortgage Svcs
—
—
Allocco,blanca
—
Deed Of Trust
related
$5,508,599 · Northern Tr
—
—
Vernon Hills Associates III
—
Deed Of Trust
related
$14,916 · Park National 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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