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Property profile & analytics
OFF-MARKET
Retail space
3755 Water St, Decatur, IL 62526-1858
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US28-3569267
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2015
Lot
3.41 ac (148,540 SF)
Zoning code
MUNICIPAL
APN
07-07-34-226-012
UPID
US28-3569267
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
-
ZACK SHAW Physician
-
Bard Optical - Forsyth Eye Care Center Contact Lenses Supplier
-
Forsyth Eye Doctor Physician
-
Dr. Deborah Jones, O.D. - Forsyth Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Harrison Mangement Group LLC · 11 yrs held
Harrison Mangement Group LLC
since 2014
2 recorded transactions
Zoning & alternative use
MUNICIPAL · Decatur, IL
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 Decatur submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Decatur 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
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
$95,636
Tax year 2023
Assessed value
$949,459
Assessed 2023
Previous assessed
$880,589
+7.8% YoY
Effective rate
10.07%
On assessed value
Assessed land
$115,311
Assessed improvement
$834,148
Land market value
$345,968
Improvement market value
$2,502,694
Total market value
$2,848,662
Applied tax rate
7,122.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2015
Lot
3.41 ac (148,540 SF)
Zoning code
MUNICIPAL
APN
07-07-34-226-012
UPID
US28-3569267
Jurisdiction
MACON
Zoning & alternative use
MUNICIPAL · Decatur, IL
Zoning MUNICIPAL · permitted uses
MUNICIPAL · Decatur, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Decatur. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2015
Lot
3.41 ac
Current owner
From public records · entity-resolved
Harrison Mangement Group LLC
Entity
Mailing address
3203 E SANGAMON AVE, SPRINGFIELD, IL 62702-2132
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 12, 2017
—
Harrison Management Group LLC
—
Deed
related
$1,159,000 · Somercor 504 INC
Aug 19, 2014
$75,000
Harrison Mangement Group LLC
The City Of Decatur
Special Warranty Deed
—
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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