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Property profile & analytics
OFF-MARKET
Estimated value
$4,630,000
Manufacturing properties
3905 Il Rte 173, Zion, IL 60099-9456
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US28-2017413
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1995
Construction
BRICK
Total area
63,869 SF
Lot
7.75 ac (337,764 SF)
APN
04-18-400-048
UPID
US28-2017413
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
$4.74M
CAP Approach
CAP
$4.23M
Comparable Approach
Comparable
$5.32M
Blend (final)
Blend
$4.63M
Owner & transaction history
Jgca Properties LLC · 4 yrs held
Jgca Properties LLC
since 2022
Last sale
$4.5M
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$7.7M
+54.9%
Apartment house (5+ units)
$7.2M
+44.8%
Warehouse, storage
$5.4M
+9.4%
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 Zion submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Zion 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
$4,785,000
ML approach
$4,735,000
CAP Approach
CAP Return
Estimation
6%
$4,580,000
6.5%
$4,230,000
7%
$3,930,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$4,940,000
Current use
COMMERCIAL (GENERAL)
$7,650,000
Change: +55% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$7,150,000
Change: +45% · Conversion: Difficult
WAREHOUSE, STORAGE
$5,405,000
Change: +9% · Conversion: Easy
Blend value · Realmo final
$4.63M
Range $4.17M – $5.09M · ±10% · vs last sale $4.50M (May 2 2022)
Last sale anchor
$4.50M
May 2 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
$72 / 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
Assessed value
$829,613
Assessed 2023
Previous assessed
$829,613
+0.0% YoY
Assessed land
$374,379
Assessed improvement
$455,234
Land market value
$1,123,249
Improvement market value
$1,365,839
Total market value
$2,489,088
Applied tax rate
2,035.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1995
Construction
BRICK
Heating
NONE
Total area
63,869 SF
Lot
7.75 ac (337,764 SF)
APN
04-18-400-048
UPID
US28-2017413
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
INDUSTRIAL (GENERAL) Current
Est. value
$4.9M
COMMERCIAL (GENERAL)
Est. value
$7.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.2M
WAREHOUSE, STORAGE
Est. value
$5.4M
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
1995
Construction
BRICK
Heating
NONE
Lot
7.75 ac
Current owner
From public records · entity-resolved
Jgca Properties LLC
Entity
Mailing address
3940 TANNAHILL DR, GURNEE, IL 60031-1223
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 2, 2022
$4,500,000
Jgca Properties LLC
Gs Zion Real Estate LLC
Special Warranty Deed
$4,400,000 · Byline 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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