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Property profile & analytics
OFF-MARKET
Estimated value
$545,000
Office buildings
305 Il Rte 83 Grayslake, IL 60030-1649
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US28-0574980
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1926
Construction
FRAME
Total area
7,700 SF
Lot
0.74 ac (32,234 SF)
APN
06-35-200-027
UPID
US28-0574980
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
$540k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$577k
Blend (final)
Blend
$545k
Owner & transaction history
Agcdevelopment LLC · 5 yrs held
Agcdevelopment LLC
since 2020
Last sale
$450,000
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$905,000
+21.6%
Commercial (general)
$800,000
+7.6%
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 Grayslake submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Grayslake 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
$590,000
ML approach
$540,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$745,000
Current use
APARTMENT HOUSE (5+ UNITS)
$905,000
Change: +22% · Conversion: Easy
COMMERCIAL (GENERAL)
$800,000
Change: +8% · Conversion: Easy
WAREHOUSE, STORAGE
$650,000
Change: -13% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$610,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$545k
Range $491k – $600k · ±10% · vs last sale $450k (Aug 14 2020)
Last sale anchor
$450k
Aug 14 2020
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
$71 / 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
$18,932
Tax year 2023
Assessed value
$177,306
Assessed 2023
Previous assessed
$157,911
+12.3% YoY
Effective rate
10.68%
On assessed value
Assessed land
$87,038
Assessed improvement
$90,268
Land market value
$261,140
Improvement market value
$270,831
Total market value
$531,971
Applied tax rate
7,013.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1926
Construction
FRAME
Heating
NONE
Total area
7,700 SF
Lot
0.74 ac (32,234 SF)
APN
06-35-200-027
UPID
US28-0574980
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
OFFICE BUILDING Current
Est. value
$745,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$905,000
COMMERCIAL (GENERAL)
Est. value
$800,000
WAREHOUSE, STORAGE
Est. value
$650,000
INDUSTRIAL (GENERAL)
Est. value
$610,000
OFFICE BUILDING Current
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1926
Construction
FRAME
Heating
NONE
Lot
0.74 ac
Current owner
From public records · entity-resolved
Agcdevelopment LLC
Entity
Mailing address
PO BOX 206, GRAYSLAKE, IL 60030-0206
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 14, 2020
$450,000
Agcdevelopment LLC
Trust No 9814
Grant Deed
—
Mar 20, 2001
$225,000
Northern Trust Co Trustee
First Midwest Trust Co Trustee
Grant Deed
$250,000 · Northview Bank & Trust
Dec 5, 2000
—
First Midwest Trust Co Trustee
Miller,unknown
Trustees Deed
related
—
—
—
Northern Trust Co Trustee
—
Deed Of Trust
related
$416,000 · Northview Bank & Trust
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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