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Property profile & analytics
OFF-MARKET
Estimated value
$5,210,000
Industrial land
3458 Morreim Dr Belvidere, IL 61008-6308
Entity Owned
2-yr Hold
Free & Clear
Property ID
US28-4399407
Property profile
Verified
Property type
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Lot
0.87 ac (38,080 SF)
APN
05-33-400-030
UPID
US28-4399407
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
$5.15M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.21M
Owner & transaction history
United Pipe & Steel Corp · 2 yrs held
United Pipe & Steel Corp
since 2023
Last sale
$5.2M
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 Belvidere submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Belvidere 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
$5,295,000
ML approach
$5,150,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$5.21M
Range $4.69M – $5.73M · ±10% · vs last sale $5.20M (Jul 31 2023)
Last sale anchor
$5.20M
Jul 31 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
—
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
$1,281
Tax year 2023
Assessed value
$13,708
Assessed 2023
Previous assessed
$13,708
+0.0% YoY
Effective rate
9.34%
On assessed value
Assessed land
$13,708
Land market value
$41,124
Total market value
$41,124
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
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Status
Off-Market
Lot
0.87 ac (38,080 SF)
APN
05-33-400-030
UPID
US28-4399407
Jurisdiction
BOONE
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
Lot
0.87 ac
Current owner
From public records · entity-resolved
United Pipe & Steel Corp
Entity
Free & Clear · 2 yrs held
Mailing address
13501 EMMETT RD N BLDG N, HOUSTON, TX 77041-2748
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2023
$5,200,000
United Pipe & Steel Corp
Stag Belvidere 10 LLC
Warranty Deed
—
Sep 15, 2015
$5,937,500
Stag Belvidere 10 LLC
3458 Morreim LLC
Warranty Deed
—
Sep 10, 2014
$4,400,000
3458 Morreim LLC
Elkins Townhall LLC
Warranty Deed
$3,900,000 · Alpine Bank & Trust Co
Nov 15, 2005
$846,000
Deborah L Carlson
Verona Properties LLC
Warranty Deed
$734,400 · Blackhawk State Bank
Nov 9, 2005
—
Townhall LLC
Townhall One Owner LLC
Warranty Deed
—
Nov 2, 2005
$300,000
Townhall LLC
Townhall One Owner LLC
Warranty Deed
—
Oct 28, 2005
—
Townhall One Owner LLC
Landmark Partners LLC
Warranty Deed
$4,550,000 · Barclays Capital Real Estate
Oct 28, 2005
$248,000
Townhall LLC
Townhall One Owner LLC
Warranty Deed
—
Oct 28, 2005
$328,500
Townhall LLC
Townhall One Owner LLC
Warranty Deed
—
Oct 28, 2005
$165,500
Townhall LLC
Townhall One Owner LLC
Warranty Deed
—
Oct 28, 2005
$200,000
Townhall LLC
Townhall Owner One LLC
Warranty Deed
—
Oct 28, 2005
$300,000
Townhall LLC
Townhall One Owner LLC
Warranty Deed
—
May 11, 2005
—
Landmark Partners LLC
Amcore Investment Group
Trustees 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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