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Property profile & analytics
OFF-MARKET
Estimated value
$12,290,000
Industrial properties
601 Wall St, Glendale Heights, IL 60139-1906
Entity Owned
~
Est. High Equity
Property ID
US28-1569044
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
77,534 SF
Lot
4.99 ac (217,364 SF)
Zoning code
I
APN
02-21-406-009
UPID
US28-1569044
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
-
KeHE Distributors-GDH Warehouse & Storage
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.74M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.71M
Blend (final)
Blend
$12.29M
Owner & transaction history
Vk 601 Wall Street LLC
Vk 601 Wall Street LLC
since 2025
Last sale
$12.7M
6 recorded transactions
Zoning & alternative use
I · Glendale Heights, IL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$17.5M
+131.5%
Retail stores
$16.7M
+121.4%
Office building
$14.0M
+86.1%
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 Glendale Heights submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Glendale Heights 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
$15,710,000
ML approach
$11,740,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$7,545,000
Current use
MEDICAL BUILDING
$17,465,000
Change: +131% · Conversion: Difficult
RETAIL STORES
$16,705,000
Change: +121% · Conversion: Moderate
OFFICE BUILDING
$14,040,000
Change: +86% · Conversion: Difficult
COMMERCIAL (GENERAL)
$12,870,000
Change: +71% · Conversion: Difficult
WAREHOUSE, STORAGE
$8,075,000
Change: +7% · Conversion: Easy
Blend value · Realmo final
$12.29M
Range $11.06M – $13.52M · ±10% · vs last sale $12.65M (Jul 7 2025)
Last sale anchor
$12.65M
Jul 7 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
$159 / 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
$219,908
Tax year 2023
Assessed value
$2,401,820
Assessed 2023
Previous assessed
$2,119,150
+13.3% YoY
Effective rate
9.16%
On assessed value
Assessed land
$507,280
Assessed improvement
$1,894,540
Land market value
$1,521,840
Improvement market value
$5,683,620
Total market value
$7,205,460
Applied tax rate
2,211.0000
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
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Total area
77,534 SF
Lot
4.99 ac (217,364 SF)
Zoning code
I
APN
02-21-406-009
UPID
US28-1569044
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
I · Glendale Heights, IL
Zoning I · permitted uses
I · Glendale Heights, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Glendale Heights. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$7.5M
MEDICAL BUILDING
Est. value
$17.5M
RETAIL STORES
Est. value
$16.7M
OFFICE BUILDING
Est. value
$14.0M
COMMERCIAL (GENERAL)
Est. value
$12.9M
WAREHOUSE, STORAGE
Est. value
$8.1M
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Lot
4.99 ac
Current owner
From public records · entity-resolved
Vk 601 Wall Street LLC
Entity
Mailing address
PO BOX 847, CARLSBAD, CA 92018-0847
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 29, 2026
—
Vk 601 Wall Street LLC
—
Deed
related
$75,000,000 · Webster Bk NA
Oct 7, 2025
$12,650,000
Vk 601 Wall Street LLC
Lba Lvf Vii Company Vii LLC
Special Warranty Deed
—
Oct 1, 2024
—
Lba Lvf Vii Company Vii LLC
—
Deed
related
$577,625,000 · Jpmorgan Chase Bank NA
Dec 24, 2020
—
Lba Lw Vil Company Vii LLC
—
Deed
related
$101,583,000 · Pgim Real Estate Finance LLC
Apr 17, 2020
$10,900,000
Lba Lvf Vii-company Vii LLC
Ndhh LLC
Grant Deed
—
Jan 30, 2020
—
Ndhh LLC
Nestle Dreyers Ice Cream Co
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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