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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Grocery and convenience stores
33199 Us Hwy 45, Grayslake, IL 60030-3906
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US28-1414570
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1981
Construction
BRICK
Total area
2,552 SF
Lot
0.29 ac (12,467 SF)
APN
07-30-309-036
UPID
US28-1414570
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
$360k
CAP Approach
CAP
$725k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$550k
Owner & transaction history
33199 INC · 7 yrs held
33199 INC
since 2019
7 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 Grayslake submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Grayslake 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
$360,000
CAP Approach
CAP Return
Estimation
6%
$785,000
6.5%
$725,000
7%
$670,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$345,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$550k
Range $495k – $605k · ±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
$216 / 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
$13,782
Tax year 2023
Assessed value
$122,192
Assessed 2023
Previous assessed
$131,125
-6.8% YoY
Effective rate
11.28%
On assessed value
Assessed land
$47,869
Assessed improvement
$74,323
Land market value
$143,621
Improvement market value
$222,991
Total market value
$366,612
Applied tax rate
8,069.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1981
Construction
BRICK
Heating
NONE
Total area
2,552 SF
Lot
0.29 ac (12,467 SF)
APN
07-30-309-036
UPID
US28-1414570
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
COMMERCIAL (GENERAL)
Est. value
$345,000
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
1981
Construction
BRICK
Heating
NONE
Lot
0.29 ac
Current owner
From public records · entity-resolved
33199 INC
Entity
Mailing address
33199 N US HWY 45, GRAYSLAKE, IL 60030-3906
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 31, 2019
$700,000
33199 INC
Grayslake Mobil INC
Grant Deed
$400,000 · Millenium Inv Grp
Sep 19, 2013
$775,000
Grayslake Mobil INC
Indyco Real Estate LLC
Warranty Deed
$760,000 · Ridgestone Bank
Jan 8, 2013
$750,000
Indyco Real Estate LLC
33191 Us Hwy 45 INC
Warranty Deed
—
Oct 24, 2005
$1,025,000
33191 Us Hwy 45 INC
Combined Real Estate LLC
Grant Deed
—
Aug 3, 2004
$1,025,000
Combined Real Estate LLC
J & L Oil INC
Warranty Deed
—
Apr 4, 2001
—
J & L Oil INC
—
Deed Of Trust
related
$3,500,000 · Midwest Bank & Trust Co
Feb 1, 2001
—
J & L Oil INC
—
Deed Of Trust
related
$1,000,000 · Midwest Bank & Trust Co
—
—
33191 Us Hwy 45 INC
—
Deed Of Trust
related
$180,000 · Midwest Bank & Trust Co
—
—
33191 Us Hwy 45 INC
—
Deed Of Trust
related
$977,500 · Midwest Bank & Trust Co
—
—
33191 Us Hwy 45 INC
—
Deed Of Trust
related
$630,000 · Midwest Bank & Trust Co
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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