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Property profile & analytics
OFF-MARKET
Estimated value
$5,600,000
Office buildings
3210 Grand Ave, Waukegan, IL 60085-2204
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US28-5790385
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1965
Construction
BRICK
Total area
10,440 SF
Lot
0.64 ac (28,096 SF)
APN
08-18-323-010
UPID
US28-5790385
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
-
Shweta Agarwal, AGNP Physician
-
Dr. Thomas Gavagan, MD Medical Clinic
-
Susan Winterbauer Physician
-
Rajesh K. Sharma, MD Physician
-
Elizabeth Nodine, MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.87M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.60M
Owner & transaction history
Fcpt Holdings LLC · 3 yrs held
Fcpt Holdings LLC
since 2023
Last sale
$5.5M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Waukegan submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waukegan 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
$5,455,000
ML approach
$5,870,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$5.60M
Range $5.04M – $6.16M · ±10% · vs last sale $5.54M (Jun 21 2023)
Last sale anchor
$5.54M
Jun 21 2023
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
$536 / 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
$21,376
Tax year 2023
Assessed value
$229,479
Assessed 2023
Previous assessed
$218,551
+5.0% YoY
Effective rate
9.32%
On assessed value
Assessed land
$65,022
Assessed improvement
$164,457
Land market value
$195,086
Improvement market value
$493,420
Total market value
$688,506
Applied tax rate
9,012.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1965
Construction
BRICK
Heating
NONE
Total area
10,440 SF
Lot
0.64 ac (28,096 SF)
APN
08-18-323-010
UPID
US28-5790385
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
Building & site characteristics
From public records
Year built
1965
Construction
BRICK
Heating
NONE
Lot
0.64 ac
Current owner
From public records · entity-resolved
Fcpt Holdings LLC
Entity
Mailing address
591 REDWOOD HWY FRONTAGE RD STE #3215, MILL VALLEY, CA 94941-6006
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 21, 2023
$5,535,500
Fcpt Holdings LLC
Th Chicago 3210 Ga LLC
Special Warranty Deed
—
Jan 20, 2021
—
Th Chicago 3210 Ga LLC
—
Deed
related
$12,300,000 · Bmo Harris Bank NA
Jan 15, 2019
—
Michael Pinelli
Scg Oak Street Waukegan
Quit Claim Deed
related
—
Jan 15, 2019
$3,743,500
Th Chicago 3210 Ga LLC
Pinelli,michael
Grant Deed
—
Jun 9, 2017
$522,500
Scg Oak Street LLC
Harrison Kennicott III
Warranty Deed
$1,974,125 · First Merchants Bank
Nov 8, 2005
$370,000
Kennicott Harrison III Trust
Kennicott Bros
Grant Deed
$333,000 · First American 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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