Entity Owned 
For Sale
Contact for pricing
39023 N Green Bay Rd, Beach Park, IL 60087
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Property summary
AI-generated overview
The property is located within the Chicago MSA and has an established operating history dating to 2005. It is situated on a signalized hard corner at the intersection of Green Bay Road and Wadsworth Road, with access to nearby major corridors including Route 41 and Interstate 94, and it is adjacent to Waukegan National Airport. The area surrounding the site is densely populated, and the property is positioned near Illinois State Beach Park, which draws substantial annual visitation. The building contains 14,547 square feet and is configured for retail use with a net lease (NNN) structure that allocates responsibility for property operating expenses to the tenant, minimizing landlord responsibilities. The listing referenced a Walgreens tenant; the property has a documented lease extension through March 2034.
Property profile
Verified
Property type
Other commercial real estate
Use group
COMMERCIAL (GENERAL)
Total area
14,547 SF
Lot
2.02 ac (87,991 SF)
APN
04-30-304-015
UPID
US28-0068627
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Pharmacy
-
Medical Clinic Skin Care Clinic
-
Pharmacy
-
Pharmacy
-
Pharmacy
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.40M
CAP Approach
CAP
$2.32M
Comparable Approach
Comparable
$3.08M
Blend (final)
Blend
$4.46M
Owner & transaction history
since 2023
Last sale
$3.8M
4 recorded transactions
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 5 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$4.46M
Value range
$4.01M – $4.90M
±10% around blend
Estimated value / SF
$306 / SF
Confidence
High
5 county-verified comps
Property data
63
Market benchmarks
67
Comparable evidence
50
Income certainty
100
$4.01M
blend $4.46M
$4.90M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
14,547 SF
Lot area
2.02 ac
APN
04-30-304-015
Assessed value
$467,129
Annual tax
$49,443
3
Income approach: direct capitalization
Partial preview
Income approach indication
$2.32M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$2.51M
@ 6.5% CAP return
$2.32M
@ 7% CAP return
$2.15M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$49,443
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$912k
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
20.1 mi away · 10,600 SF
21.0 mi away · 18,600 SF
22.0 mi away · 16,292 SF
22.0 mi away · 12,248 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$4.46M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 24 sales
$177
+73%
County 196 sales
$181
+69%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $306/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
3.40%
Selected cap rate for this other commercial real estate
Derived from the Beach Park market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 3.40%
9.0%
NOI (est.)
$268k *
Last sale · Dec 2023
$3.80M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$7.88M
Move the market yield to see immediate price impact.
Value / SF
$541
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
2.90%3.40%3.90%
$241k
$8.31M
$7.09M
$6.18M
$268k
$9.23M
$7.88M
$6.87M
$295k
$10.16M
$8.66M
$7.55M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$80k
19.4 mi · Dec 2025 · $7/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$49,443
Tax year 2023
Assessed value
$467,129
Assessed 2023
Previous assessed
$457,297
+2.2% YoY
Effective rate
10.58%
On assessed value
Assessed land
$219,743
Assessed improvement
$247,386
Land market value
$659,295
Improvement market value
$742,232
Total market value
$1,401,527
Applied tax rate
1,073.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
For Sale
Heating
NONE
Total area
14,547 SF
Lot
2.02 ac (87,991 SF)
APN
04-30-304-015
UPID
US28-0068627
Jurisdiction
LAKE
Metro division
LAKE COUNTY-KENOSHA COUNTY, IL-WI METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Heating
NONE
Lot
2.02 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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