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Property profile & analytics
OFF-MARKET
Estimated value
$590,000
Warehouses
31632 Ellis Dr 303 Volo, IL 60073-9673
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US28-1756644
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1999
Construction
BRICK
Total area
3,134 SF
Lot
0.66 ac (28,885 SF)
APN
09-02-101-029
UPID
US28-1756644
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
Current use
Occupant on record · Public records
-
Titan Machining Industrial Manufacturer
-
Composite Cutter Technology Industrial Manufacturer Factory
-
Mobotrex Industrial Manufacturer Production Facility
-
Mid American Restoration Services Hardware & Home Improvement Construction Company
-
CrossFit Wauconda Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$585k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$391k
Blend (final)
Blend
$590k
Owner & transaction history
Lakeland Elevator Corporation · 3 yrs held
Lakeland Elevator Corporation
since 2022
Last sale
$580,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$550,000
+106.4%
Office building
$410,000
+54.3%
Retail stores
$355,000
+34.2%
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 Volo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Volo 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
$615,000
ML approach
$585,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$550,000
Change: +106% · Conversion: Easy
OFFICE BUILDING
$410,000
Change: +54% · Conversion: Difficult
RETAIL STORES
$355,000
Change: +34% · Conversion: Moderate
Blend value · Realmo final
$590k
Range $531k – $649k · ±10% · vs last sale $580k (Dec 2 2022)
Last sale anchor
$580k
Dec 2 2022
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
$188 / 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
$8,653
Tax year 2023
Assessed value
$96,032
Assessed 2023
Previous assessed
$89,220
+7.6% YoY
Effective rate
9.01%
On assessed value
Assessed land
$17,575
Assessed improvement
$78,457
Land market value
$52,730
Improvement market value
$235,395
Total market value
$288,125
Applied tax rate
13,031.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1999
Construction
BRICK
Heating
NONE
Total area
3,134 SF
Lot
0.66 ac (28,885 SF)
APN
09-02-101-029
UPID
US28-1756644
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
AUTO REPAIR, GARAGE
Est. value
$550,000
OFFICE BUILDING
Est. value
$410,000
RETAIL STORES
Est. value
$355,000
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
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
1999
Construction
BRICK
Heating
NONE
Lot
0.66 ac
Current owner
From public records · entity-resolved
Lakeland Elevator Corporation
Entity
Mailing address
31632 N ELLIS DR UNIT #303, VOLO, IL 60073-9673
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 2, 2022
$580,000
Lakeland Elevator Corporation
John E Fieramosca
Warranty Deed
—
Dec 26, 2013
—
Fieramosca,john E Trust
Iron Fly II LLC
Quit Claim Deed
related
—
Mar 16, 2009
$230,000
Iron Fly II LLC
Polo Park LLC
Warranty Deed
—
Nov 1, 2007
—
Polo Park LLC
Tauber,william
Warranty Deed
—
Nov 15, 2006
$310,000
William Tauber
Volo Commerce LLC
Warranty Deed
—
—
—
Polo Park LLC
—
Deed Of Trust
related
$50,000 · Edens Bank
—
—
Polo Park LLC
—
Deed Of Trust
related
$80,000 · Edens 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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