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Property profile & analytics
OFF-MARKET
Estimated value
$695,000
Retail space
315 Rollins Rd, Round Lake Beach, IL 60073-1257
Entity Owned
14-yr Hold
Absentee Owner
Free & Clear
Property ID
US28-0801294
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1998
Construction
BRICK
Total area
5,961 SF
Lot
0.06 ac (2,827 SF)
APN
06-17-401-006
UPID
US28-0801294
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
$940k
Comparable Approach
Comparable
$864k
Blend (final)
Blend
$695k
Owner & transaction history
Pastore Property Group LLC · 14 yrs held
Pastore Property Group LLC
since 2011
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.0M
+53.8%
Office building
$780,000
+15.0%
Apartment house (5+ units)
$700,000
+3.3%
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 Round Lake Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Round Lake Beach 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%
$1,015,000
6.5%
$940,000
7%
$870,000
Alternative Use
Use
Estimation
RETAIL STORES
$675,000
Current use
AUTO REPAIR, GARAGE
$1,040,000
Change: +54% · Conversion: Difficult
OFFICE BUILDING
$780,000
Change: +15% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$700,000
Change: +3% · Conversion: Difficult
COMMERCIAL (GENERAL)
$620,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$695k
Range $626k – $765k · ±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
$117 / 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
$16,783
Tax year 2023
Assessed value
$179,961
Assessed 2023
Previous assessed
$168,880
+6.6% YoY
Effective rate
9.33%
On assessed value
Assessed land
$6,605
Assessed improvement
$173,356
Land market value
$19,817
Improvement market value
$520,120
Total market value
$539,937
Applied tax rate
7,006.0000
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
1998
Construction
BRICK
Heating
NONE
Total area
5,961 SF
Lot
0.06 ac (2,827 SF)
APN
06-17-401-006
UPID
US28-0801294
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
$675,000
AUTO REPAIR, GARAGE
Est. value
$1.0M
OFFICE BUILDING
Est. value
$780,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$700,000
COMMERCIAL (GENERAL)
Est. value
$620,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
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
1998
Construction
BRICK
Heating
NONE
Lot
0.06 ac
Current owner
From public records · entity-resolved
Pastore Property Group LLC
Entity
Free & Clear · 14 yrs held
Mailing address
200 W MADISON ST STE #4200, CHICAGO, IL 60606-3402
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 18, 2011
—
Pastore Property Group LLC
—
Trustees Deed
related
$650,000 · Associated Bank
Aug 4, 2011
$639,000
Pastore Property Group LLC
Slm Equities INC
Grant Deed
—
Aug 4, 2011
$485,000
Slm Equities INC
Synergy Property Holdings LLC
Grant Deed
—
Apr 7, 2010
—
Synergy Property Holdings LLC
Miller,timothy
Warranty Deed
—
Jun 17, 1998
—
Timothy Miller
—
Grant Deed
related
$635,000 · First Midwest Bank
—
—
Timothy Miller
—
Deed Of Trust
related
$380,000 · First Midwest Bank
—
—
Pastore Property Group LLC
—
Deed Of Trust
related
$800,000 · Protective Life Insurance Co
—
—
Timothy Miller
—
Deed Of Trust
related
$55,000 · First Midwest 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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