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Property profile & analytics
OFF-MARKET
Estimated value
$1,065,000
Warehouses
445 Gundersen Dr, Carol Stream, IL 60188-2439
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US28-5722233
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1977
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
13,558 SF
Lot
1.42 ac (61,855 SF)
Zoning code
I
APN
05-04-301-009
UPID
US28-5722233
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
-
Floor Coverings International Carpet & Flooring Store Hardware & Home Improvement
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.09M
Comparable Approach
Comparable
$834k
Blend (final)
Blend
$1.07M
Owner & transaction history
Kps Consulting LLC · 10 yrs held
Kps Consulting LLC
since 2015
5 recorded transactions
Zoning & alternative use
I · Carol Stream, IL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$1.7M
+18.9%
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 Carol Stream submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Carol Stream 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,180,000
6.5%
$1,090,000
7%
$1,010,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,410,000
Current use
INDUSTRIAL (GENERAL)
$1,680,000
Change: +19% · Conversion: Easy
Blend value · Realmo final
$1.07M
Range $959k – $1.17M · ±10%
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
$79 / 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
$32,638
Tax year 2023
Assessed value
$449,450
Assessed 2023
Previous assessed
$424,770
+5.8% YoY
Effective rate
7.26%
On assessed value
Assessed land
$111,820
Assessed improvement
$337,630
Land market value
$335,460
Improvement market value
$1,012,890
Total market value
$1,348,350
Applied tax rate
5,030.0000
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
1977
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
13,558 SF
Lot
1.42 ac (61,855 SF)
Zoning code
I
APN
05-04-301-009
UPID
US28-5722233
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
I · Carol Stream, IL
Zoning I · permitted uses
I · Carol Stream, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Carol Stream. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$1.4M
INDUSTRIAL (GENERAL)
Est. value
$1.7M
WAREHOUSE, STORAGE Current
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
1977
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.42 ac
Current owner
From public records · entity-resolved
Kps Consulting LLC
Entity
Mailing address
445 GUNDERSEN DR, CAROL STREAM, IL 60188-2439
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 9, 2020
—
Kps Consulting LLC
—
Deed
related
$550,000 · First Nat'l Bk/ottawa
Dec 31, 2015
$902,000
Kps Consulting LLC
Janice Hoekstra Veenstra Properties
Warranty Deed
$721,500 · Fifth Third Bank
Sep 19, 2005
$1,045,000
Janice Hoekstra Veenstra Props
Twenty-five West LLC
Warranty Deed
—
Dec 4, 2003
—
Twenty Five West LLC
Lasalle Bank NA Trustee
Grant Deed
related
—
—
—
Kps Consulting LLC
—
Deed Of Trust
related
$550,000 · First Nat'l Bk/ottawa
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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