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Property profile & analytics
OFF-MARKET
Estimated value
$1,340,000
Warehouses
3304 21st St, Zion, IL 60099
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US28-1528354
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1974
Construction
STEEL FRAME
Total area
20,550 SF
Lot
2.46 ac (107,158 SF)
APN
04-17-300-016
UPID
US28-1528354
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
$1.35M
CAP Approach
CAP
$1.66M
Comparable Approach
Comparable
$1.31M
Blend (final)
Blend
$1.34M
Owner & transaction history
Sidnaw Holding LLC · 4 yrs held
Sidnaw Holding LLC
since 2022
Last sale
$1.4M
5 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 Zion submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Zion 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
$1,435,000
ML approach
$1,350,000
CAP Approach
CAP Return
Estimation
6%
$1,790,000
6.5%
$1,655,000
7%
$1,535,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,740,000
Current use
INDUSTRIAL (GENERAL)
$1,590,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$1.34M
Range $1.21M – $1.47M · ±10% · vs last sale $1.35M (May 4 2022)
Last sale anchor
$1.35M
May 4 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
$65 / 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
$25,862
Tax year 2023
Assessed value
$196,636
Assessed 2023
Previous assessed
$193,941
+1.4% YoY
Effective rate
13.15%
On assessed value
Assessed land
$59,429
Assessed improvement
$137,207
Land market value
$178,305
Improvement market value
$411,662
Total market value
$589,967
Applied tax rate
2,036.0000
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
1974
Construction
STEEL FRAME
Heating
NONE
Total area
20,550 SF
Lot
2.46 ac (107,158 SF)
APN
04-17-300-016
UPID
US28-1528354
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
WAREHOUSE, STORAGE Current
Est. value
$1.7M
INDUSTRIAL (GENERAL)
Est. value
$1.6M
WAREHOUSE, STORAGE Current
INDUSTRIAL (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
1974
Construction
STEEL FRAME
Heating
NONE
Lot
2.46 ac
Current owner
From public records · entity-resolved
Sidnaw Holding LLC
Entity
Mailing address
3300 21ST ST, ZION, IL 60099-1430
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 9, 2024
—
Sidnaw Holding LLC
—
Deed
related
$1,885,000 · Lake Forest Bank & Trust Co NA
May 4, 2022
$1,350,000
Sidnaw Holding LLC
Charles D Parrish
Special Warranty Deed
$1,868,700 · First Chatham Bank
May 4, 2022
—
Mildred E Parrish Trust
Mildred Parrish
Intrafamily Transfer
related
—
Mar 3, 2009
—
Parrish Mildred E Trust
Parrish Mildred E
Quit Claim Deed
related
—
Sep 16, 2004
—
Parrish Mildred E Trust
Parrish,charles E
Quit Claim Deed
related
—
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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