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    Property profile & analytics

    31 Shoe Factory Rd Elgin, IL 60120

    • Industrial properties
    • 11.73 lot acres
    OFF-MARKET
    Value Estimations
    $280,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US28-3080371
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Industrial properties

    Property Details for 31 Shoe Factory Rd

    Lot size
    11.73 lot acres
    Property type
    Industrial properties
    APN
    06-08-100-004
    APU
    608100004

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $280,000

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Elgin
    County
    Cook
    State
    Illinois
    Longitude
    -88.238
    Latitude
    42.0547
    CBSA code
    16980
    CBSA name
    CHICAGO-NAPERVILLE-JOLIET, IL-IN-WI METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2022
    $15,609
    $57,403
    $4,599
    $62,002
    -
    $229,612
    $18,396
    $248,008

    Comparable in this City

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    • Value Estimation
      $200,000
      0.11 Acres

      980 Blf City Blvd

      INDUSTRIAL (GENERAL) • 0.11 Acres
      980 Blf City Blvd, Elgin, IL 60120-7594
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    • Value Estimation
      $225,000
      0.08 Acres

      Grace St

      INDUSTRIAL (GENERAL) • 0.08 Acres
      Grace St, Elgin, IL 60120
      View Details
    • Value Estimation
      $280,000
      0.63 Acres

      701 Peck Pl

      INDUSTRIAL (GENERAL) • 0.63 Acres
      701 Peck Pl, Elgin, IL 60120-8514
      View Details
    • Value Estimation
      $265,000
      2.54 Acres

      1603 Villa St

      INDUSTRIAL (GENERAL) • 2.54 Acres
      1603 Villa St, Elgin, IL 60120-7522
      View Details
    • Value Estimation
      $300,000
      5.25 Acres

      1375 Spaulding Rd

      INDUSTRIAL (GENERAL) • 5.25 Acres
      1375 Spaulding Rd, Elgin, IL 60120-7555
      View Details

    Similar Nearby for Sale

    • $2,600,000
      24,490 SF

      Industrial Buildings on Fenced Site

      Two industrial buildings on a rare 5.42-acre fenced site.
      301 Ramona Ave, Elgin, IL 60120
      View Details
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      12.00 Acres

      Elgin Industrial Land: 12 Acres

      Prime Elgin location, 12 acres, $4/sq ft.
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      0.90 Acres

      Elgin Industrial Building with Heavy Power

      Well-maintained industrial building ideal for large-scale production and heavy machinery.
      303 Elgin Ave, Elgin, IL 60120
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    • $3,300,000
      3,200 SF

      Elgin Industrial Site For Sale

      4.4 acre industrial site with 3,200 SF building.
      1200 Spaulding Rd, Elgin, IL 60120
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    • Contact for pricing
      442,601 SF

      Versatile Warehouse and Office Facility

      442,601 SF facility with balanced warehouse and office space.
      1717 Gifford Rd, Elgin, IL 60120
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      13,200 SF

      Elgin Auto Shop - 13,200 SF

      Prime Elgin auto shop, 2.5 acres. High visibility.
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    Similar Nearby for Lease

    • Contact for pricing

      Elgin Industrial Rental Unit

      1500 SF warehouse with mezzanine and designated parking.
      765 Villa St, Elgin, IL 60120
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      Elgin Office Space Available

      5,180 SF office space for rent in Elgin, IL.
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    • Contact for pricing

      Downtown Elgin Street-Level Office Space

      Move-in ready office space in a vibrant downtown setting.
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      Elgin Office Suite For Rent

      Professional office suite in high-traffic commercial district, ideal for various businesses.
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    • Contact for pricing
      32,600 SF

      High Point Plaza Retail Center

      Elgin, IL Shopping Center Opportunity
      1350 Chicago St, Elgin, IL 60120
      View Details
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    31 Shoe Factory Rd
    Elgin, IL 60120
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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