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    Property profile & analytics

    485 Lies Rd Carol Stream, IL 60188-9422

    • Industrial properties
    • 275,091 SF
    • 13.38 lot acres
    OFF-MARKET
    Value Estimations
    $14,470,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US28-1309530
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • FIC America Corp. / Industrial Manufacturer / Production Facility

    Property Details for 485 Lies Rd

    Year built
    1995
    Construction
    TILT-UP CONCRETE
    Lot size
    13.38 lot acres
    Property size
    275,091 SF
    Zone code
    I
    Property type
    Industrial properties
    APN
    02-28-101-052
    APU
    228101052

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $19,735,000
      6.5%
      $18,220,000
      7%
      $16,915,000

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Carol Stream
    County
    Dupage
    State
    Illinois
    Longitude
    -88.1032
    Latitude
    41.9301
    CBSA code
    16980
    CBSA name
    CHICAGO-NAPERVILLE-JOLIET, IL-IN-WI METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $529,163
    $1,263,000
    $4,659,360
    $5,922,360
    -
    $3,789,000
    $13,978,080
    $17,767,080

    Comparable in this City

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      4.78 Acres

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    • Value Estimation
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      527,079 SF

      343 Lies Rd

      INDUSTRIAL (GENERAL) • 527,079 SF
      343 Lies Rd, Carol Stream, IL 60188-9421
      View Details
    • Value Estimation
      $8,905,000
      171,090 SF

      121 En Ave

      INDUSTRIAL (GENERAL) • 171,090 SF
      121 En Ave, Carol Stream, IL 60188-1400
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    • Value Estimation
      $7,495,000
      157,912 SF

      112 Alexandra Way, Unit 24

      INDUSTRIAL (GENERAL) • 157,912 SF
      112 Alexandra Way, Carol Stream, IL 60188-2068
      View Details
    • Value Estimation
      $16,500,000
      360,676 SF

      720 Ctr Ave

      INDUSTRIAL (GENERAL) • 360,676 SF
      720 Ctr Ave, Carol Stream, IL 60188-9412
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      33,190 SF

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      Industrial property with development potential, close to I-355.
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    • $899,000
      0.64 Acres

      Carol Stream Commercial Investment Property

      Triple net lease property with corporate tenant and stable income.
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      Truck and Trailer Parking Available

      Truck and trailer parking for rent with convenient highway access.
      245 Kehoe Blvd, Carol Stream, IL 60188
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    • $999,000
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      Commercial Property with Corporate Tenant

      Triple net lease property with a large corporate tenant.
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    • $1,100,000
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      Commercial Land in Carol Stream

      4.47 acre commercial lot ideal for warehouse or office development.
      27W130 Saint Charles Rd, Carol Stream, IL 60188
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    • Contact for pricing
      64,285 SF

      Flex Space with Retail Exposure

      14,452 SF flex space with retail exposure available for lease.
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    Similar Nearby for Lease

    • Contact for pricing

      Available Industrial Building Near I-355

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      10,000 SF

      Carol Stream Flex Industrial Space

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      Small warehouse unit with private dock in DuPage County.
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      171,500 SF

      Industrial Space with Racked Storage

      Available industrial space with flexible terms and racked storage.
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    • Contact for pricing

      Industrial Space with Racked Storage

      Available industrial space with flexible terms and racked storage.
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      View Details
    • Contact for pricing
      88,150 SF

      Carol Stream Industrial Space Available

      Industrial space for lease with office, docks, and drive-ins.
      238-248 Tubeway Dr, Carol Stream, IL 60188
      View Details
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    485 Lies Rd
    Carol Stream, IL 60188-9422
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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