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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Warehouses
421 Barrington Rd Ste D, Wauconda, IL 60084-3486
Entity Owned
4-yr Hold
Free & Clear
Property ID
US28-1336938
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1987
Construction
BRICK
Total area
3,500 SF
Lot
3.3 ac (143,748 SF)
APN
09-35-202-009
UPID
US28-1336938
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
$535k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$513k
Blend (final)
Blend
$510k
Owner & transaction history
Back Half LLC · 4 yrs held
Back Half LLC
since 2022
Last sale
$490,000
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$610,000
+106.6%
Commercial (general)
$485,000
+64.1%
Retail stores
$445,000
+50.4%
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 Wauconda submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wauconda 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
$520,000
ML approach
$535,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$610,000
Change: +107% · Conversion: Easy
COMMERCIAL (GENERAL)
$485,000
Change: +64% · Conversion: Difficult
RETAIL STORES
$445,000
Change: +50% · Conversion: Moderate
OFFICE BUILDING
$425,000
Change: +43% · Conversion: Difficult
Blend value · Realmo final
$510k
Range $459k – $561k · ±10% · vs last sale $490k (Jun 30 2022)
Last sale anchor
$490k
Jun 30 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
$146 / 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
$19,746
Tax year 2023
Assessed value
$168,059
Assessed 2023
Previous assessed
$180,963
-7.1% YoY
Effective rate
11.75%
On assessed value
Assessed land
$64,837
Assessed improvement
$103,222
Land market value
$194,530
Improvement market value
$309,697
Total market value
$504,227
Applied tax rate
13,050.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1987
Construction
BRICK
Heating
NONE
Buildings
3
Total area
3,500 SF
Lot
3.3 ac (143,748 SF)
APN
09-35-202-009
UPID
US28-1336938
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
AUTO REPAIR, GARAGE
Est. value
$610,000
COMMERCIAL (GENERAL)
Est. value
$485,000
RETAIL STORES
Est. value
$445,000
OFFICE BUILDING
Est. value
$425,000
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
OFFICE BUILDING
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
1987
Construction
BRICK
Heating
NONE
Buildings
3
Lot
3.3 ac
Current owner
From public records · entity-resolved
Back Half LLC
Entity
Free & Clear · 4 yrs held
Mailing address
265 INDUSTRIAL DR, WAUCONDA, IL 60084-1078
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
Jun 30, 2022
$490,000
Back Half LLC
Gregory L Deboer
Deed
—
Oct 13, 2011
—
Laurel Deboer
Deboer Family Trust
Quit Claim Deed
related
—
Sep 28, 2011
—
Laurel Deboer
Deboer Family Trust
Quit Claim 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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