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Property profile & analytics
OFF-MARKET
Estimated value
$5,285,000
Manufacturing properties
30869 Il Rte 83, Grayslake, IL 60030-9678
Entity Owned
Free & Clear
Property ID
US28-4482092
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1997
Construction
BRICK
Total area
53,305 SF
Lot
15.97 ac (695,610 SF)
APN
10-11-200-020
UPID
US28-4482092
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
$3.53M
Comparable Approach
Comparable
$5.19M
Blend (final)
Blend
$5.29M
Owner & transaction history
WASTE MANAGEMENT
WASTE MANAGEMENT
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$6.4M
+51.6%
Apartment house (5+ units)
$6.3M
+48.7%
Commercial (general)
$5.5M
+31.6%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,825,000
6.5%
$3,530,000
7%
$3,280,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$4,210,000
Current use
RETAIL STORES
$6,380,000
Change: +52% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$6,260,000
Change: +49% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,540,000
Change: +32% · Conversion: Difficult
OFFICE BUILDING
$5,150,000
Change: +22% · Conversion: Difficult
WAREHOUSE, STORAGE
$4,490,000
Change: +7% · Conversion: Easy
Blend value · Realmo final
$5.29M
Range $4.76M – $5.81M · ±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
$99 / 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
$99,099
Tax year 2023
Assessed value
$1,476,604
Assessed 2023
Previous assessed
$1,092,441
+35.2% YoY
Effective rate
6.71%
On assessed value
Assessed land
$186,644
Assessed improvement
$1,289,960
Land market value
$559,988
Improvement market value
$3,870,267
Total market value
$4,430,255
Applied tax rate
12,060.0000
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
1997
Construction
BRICK
Heating
NONE
Total area
53,305 SF
Lot
15.97 ac (695,610 SF)
APN
10-11-200-020
UPID
US28-4482092
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
$4.2M
RETAIL STORES
Est. value
$6.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.3M
COMMERCIAL (GENERAL)
Est. value
$5.5M
OFFICE BUILDING
Est. value
$5.2M
WAREHOUSE, STORAGE
Est. value
$4.5M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1997
Construction
BRICK
Heating
NONE
Lot
15.97 ac
Current owner
From public records · entity-resolved
WASTE MANAGEMENT
Individual
Free & Clear · 0 yrs held
Mailing address
PO BOX 1450, CHICAGO, IL 60690-1450
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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