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Property profile & analytics
OFF-MARKET
Estimated value
$565,000
Industrial properties
601 Borden St, Woodstock, IL 60098-2136
Entity Owned
~
Est. High Equity
Property ID
US28-2316021
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1994
Total area
8,000 SF
Lot
1.74 ac (75,794 SF)
APN
13-06-301-019
UPID
US28-2316021
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
$365k
CAP Approach
CAP
$530k
Comparable Approach
Comparable
$568k
Blend (final)
Blend
$565k
Owner & transaction history
Thumbies LLC
Thumbies LLC
since 2025
Last sale
$625,000
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$695,000
+27.8%
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 Woodstock submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woodstock 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
$365,000
CAP Approach
CAP Return
Estimation
6%
$575,000
6.5%
$530,000
7%
$490,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$545,000
Current use
COMMERCIAL (GENERAL)
$695,000
Change: +28% · Conversion: Difficult
Blend value · Realmo final
$565k
Range $509k – $622k · ±10% · vs last sale $625k (Jul 31 2025)
Last sale anchor
$625k
Jul 31 2025
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
$71 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$14,789
Tax year 2022
Assessed value
$134,161
Assessed 2022
Previous assessed
$134,161
+0.0% YoY
Effective rate
11.02%
On assessed value
Assessed land
$39,020
Assessed improvement
$95,141
Land market value
$117,060
Improvement market value
$285,423
Total market value
$402,483
Applied tax rate
13,001.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1994
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
8,000 SF
Lot
1.74 ac (75,794 SF)
APN
13-06-301-019
UPID
US28-2316021
Jurisdiction
MCHENRY
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL 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
$545,000
COMMERCIAL (GENERAL)
Est. value
$695,000
INDUSTRIAL (GENERAL) Current
COMMERCIAL (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
1994
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.74 ac
Current owner
From public records · entity-resolved
Thumbies LLC
Entity
Mailing address
11701 CATALPA LN, WOODSTOCK, IL 60098-6924
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 31, 2025
$625,000
Thumbies LLC
Borden Manufacturing LLC
Warranty Deed
—
Feb 27, 2013
$440,000
Borden Manufacturing LLC
Trust 5231
Grant Deed
related
$250,000 · Crystal Lake Bank & Trust Co
—
—
Borden Manufacturing LLC
—
Loan Modification
related
$220,000 · Crystal Lake Bank & Trust Co
—
—
Borden Manufacturing LLC
—
Loan Modification
related
$176,000 · Crystal Lake Bank & Trust Co
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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