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Property profile & analytics
OFF-MARKET
Estimated value
$2,210,000
Warehouses
34702 Gilmer Rd, Volo, IL 60073-9786
Entity Owned
3-yr Hold
Free & Clear
Property ID
US28-1241150
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1985
Construction
BRICK
Total area
16,900 SF
Lot
4.93 ac (214,707 SF)
APN
09-03-400-015
UPID
US28-1241150
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
$2.27M
CAP Approach
CAP
$1.36M
Comparable Approach
Comparable
$1.78M
Blend (final)
Blend
$2.21M
Owner & transaction history
J&m Capital Holdings LLC · 3 yrs held
J&m Capital Holdings LLC
since 2022
Last sale
$2.1M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.0M
+106.4%
Office building
$2.2M
+54.3%
Apartment house (5+ units)
$2.0M
+38.7%
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
$2,280,000
ML approach
$2,270,000
CAP Approach
CAP Return
Estimation
6%
$1,470,000
6.5%
$1,360,000
7%
$1,260,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,430,000
Current use
AUTO REPAIR, GARAGE
$2,955,000
Change: +106% · Conversion: Easy
OFFICE BUILDING
$2,205,000
Change: +54% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,985,000
Change: +39% · Conversion: Difficult
RETAIL STORES
$1,920,000
Change: +34% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,755,000
Change: +23% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,335,000
Change: -7% · Conversion: Easy
Blend value · Realmo final
$2.21M
Range $1.99M – $2.43M · ±10% · vs last sale $2.15M (Oct 14 2022)
Last sale anchor
$2.15M
Oct 14 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
$131 / 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
$27,697
Tax year 2023
Assessed value
$687,819
Assessed 2023
Previous assessed
$295,273
+132.9% YoY
Effective rate
4.03%
On assessed value
Assessed land
$613,588
Assessed improvement
$74,231
Land market value
$1,840,948
Improvement market value
$222,715
Total market value
$2,063,663
Applied tax rate
13,053.0000
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
1985
Construction
BRICK
Heating
NONE
Total area
16,900 SF
Lot
4.93 ac (214,707 SF)
APN
09-03-400-015
UPID
US28-1241150
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
$1.4M
AUTO REPAIR, GARAGE
Est. value
$3.0M
OFFICE BUILDING
Est. value
$2.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.0M
RETAIL STORES
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$1.8M
INDUSTRIAL (GENERAL)
Est. value
$1.3M
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
COMMERCIAL (GENERAL)
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
1985
Construction
BRICK
Heating
NONE
Lot
4.93 ac
Current owner
From public records · entity-resolved
J&m Capital Holdings LLC
Entity
Free & Clear · 3 yrs held
Mailing address
31535 N US HWY 12, VOLO, IL 60073-9773
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 14, 2022
$2,147,000
J&m Capital Holdings LLC
Skipper Real Estate Holdings INC
Special Warranty Deed
—
Mar 22, 2002
$3,435,000
Munson Trust
—
Grant Deed
related
—
—
—
W2007 Vlo Real Estate LLC
—
Deed Of Trust
related
$12,534,853 · J P Morgan Chase 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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