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Property profile & analytics
OFF-MARKET
Estimated value
$2,900,000
Industrial properties
310 Charles Ct 30, West Chicago, IL 60185-2678
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US28-2414010
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
2011
Total area
31,305 SF
Lot
2.45 ac (106,722 SF)
Zoning code
I
APN
04-08-201-031
UPID
US28-2414010
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
$2.90M
CAP Approach
CAP
$2.08M
Comparable Approach
Comparable
$3.36M
Blend (final)
Blend
$2.90M
Owner & transaction history
Shivi Real Estate LLC · 2 yrs held
Shivi Real Estate LLC
since 2024
Last sale
$2.9M
7 recorded transactions
Zoning & alternative use
I · West Chicago, IL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$3.3M
+18.5%
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 West Chicago submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Chicago 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
$2,900,000
ML approach
$2,900,000
CAP Approach
CAP Return
Estimation
6%
$2,245,000
6.5%
$2,075,000
7%
$1,925,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,750,000
Current use
WAREHOUSE, STORAGE
$3,260,000
Change: +19% · Conversion: Easy
Blend value · Realmo final
$2.90M
Range $2.61M – $3.19M · ±10% · vs last sale $2.90M (Feb 2 2024)
Last sale anchor
$2.90M
Feb 2 2024
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
$93 / 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
$74,482
Tax year 2023
Assessed value
$803,010
Assessed 2023
Previous assessed
$623,310
+28.8% YoY
Effective rate
9.28%
On assessed value
Assessed land
$106,710
Assessed improvement
$696,300
Land market value
$320,130
Improvement market value
$2,088,900
Total market value
$2,409,030
Applied tax rate
4,011.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
2011
Heating
NONE
Total area
31,305 SF
Lot
2.45 ac (106,722 SF)
Zoning code
I
APN
04-08-201-031
UPID
US28-2414010
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
I · West Chicago, IL
Zoning I · permitted uses
I · West Chicago, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Chicago. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$2.8M
WAREHOUSE, STORAGE
Est. value
$3.3M
INDUSTRIAL (GENERAL) Current
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
2011
Heating
NONE
Lot
2.45 ac
Current owner
From public records · entity-resolved
Shivi Real Estate LLC
Entity
Mailing address
1336 TAMARACK DR, BARTLETT, IL 60103-1514
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 30, 2024
—
Shivi Real Estate LLC
—
Deed
related
$1,188,000 · Somercor 504 LLC
Feb 2, 2024
$2,900,000
Shivi Real Estate LLC
Spare Tire Enterprises LLC
Special Warranty Deed
$1,450,000 · First State Bank
May 1, 2018
$1,850,000
Spare Tire Enterprises LLC
Nip Lot 2a LLC
Special Warranty Deed
$1,781,700 · First State Bank
Nov 14, 2017
—
Nip Lot 2a LLC
—
Deed
related
$250,000 · First Community Financial Bank
Dec 1, 2016
—
Nip Lot 2a LLC
—
Deed
related
$1,240,000 · Cornerstone National Bank & Trust Co
Jan 13, 2012
$1,000,000
Ni Lot 2a LLC
Pb I Oreo LLC
Grant Deed
—
Dec 2, 2011
—
R C Coil Spring Manufacturing
Jel Sert Co
Grant Deed
related
—
Sep 30, 2011
—
Pb Il Reo LLC
Nip Lot 2a LLC
Warranty Deed
—
Aug 1, 2007
$411,000
Nip Lot 2a LLC
Rc Coil Spg Manufacturing Co I
Quit Claim Deed
related
—
—
—
Nip Lot 2a LLC
—
Deed Of Trust
related
$1,700,000 · Privatebank & Trust
—
—
Nip Lot 2a LLC
—
Deed Of Trust
related
$63,135 · Privatebank & Trust
—
—
Nip Lot 2a LLC
—
Deed Of Trust
related
$1,000,000 · State Bank Of Illinois
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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