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Property profile & analytics
OFF-MARKET
Estimated value
$980,000
Industrial properties
6800 Frst Hls Rd Loves Park, IL 61111
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US28-2200666
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1963
Construction
STEEL FRAME
Total area
20,000 SF
Lot
10.4 ac (453,024 SF)
Zoning code
CG
APN
12-05-176-026
UPID
US28-2200666
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
$980k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$599k
Blend (final)
Blend
$980k
Owner & transaction history
Forest Hills Enterprise LLC · 2 yrs held
Forest Hills Enterprise LLC
since 2024
Last sale
$980,000
7 recorded transactions
Zoning & alternative use
CG · Loves Park, IL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.6M
+107.7%
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 Loves Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Loves Park 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
$980,000
ML approach
$980,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$765,000
Current use
COMMERCIAL (GENERAL)
$1,590,000
Change: +108% · Conversion: Difficult
Blend value · Realmo final
$980k
Range $882k – $1.08M · ±10% · vs last sale $980k (Apr 30 2024)
Last sale anchor
$980k
Apr 30 2024
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
$49 / 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
$12,992
Tax year 2023
Assessed value
$143,877
Assessed 2023
Previous assessed
$128,599
+11.9% YoY
Effective rate
9.03%
On assessed value
Assessed land
$82,356
Assessed improvement
$61,521
Land market value
$247,068
Improvement market value
$184,563
Total market value
$431,631
Applied tax rate
456.0000
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
1963
Construction
STEEL FRAME
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
20,000 SF
Lot
10.4 ac (453,024 SF)
Zoning code
CG
APN
12-05-176-026
UPID
US28-2200666
Jurisdiction
WINNEBAGO
Zoning & alternative use
CG · Loves Park, IL
Zoning CG · permitted uses
CG · Loves Park, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Loves Park. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$765,000
COMMERCIAL (GENERAL)
Est. value
$1.6M
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
1963
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Lot
10.4 ac
Current owner
From public records · entity-resolved
Forest Hills Enterprise LLC
Entity
Mailing address
6100 BROADCAST PKWY, LOVES PARK, IL 61111-4488
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 4, 2025
—
Forest Hills Enterprise LLC
—
Deed
related
$2,315,205 · Holcomb State Bank
Apr 30, 2024
$980,000
Forest Hills Enterprise LLC
Border Town Properties Corp
Warranty Deed
$785,210 · Holcomb State Bank
Oct 18, 2022
$700,000
Border Town Properties Corp
Crv Properties LLC
Warranty Deed
$1,900,000 · Premier Bank
May 24, 2017
$525,000
Crv Props LLC-forest Hills Roa
Ruby-03-foresthills LLC
Grant Deed
$420,000 · Northwest Bk/rockford
Jan 29, 2013
—
Ruby-03-foresthills LLC
Forest Hills Props LLC
Deed In Lieu Of Foreclosure
related
—
—
—
Forest Hills Properties LLC
—
Deed Of Trust
related
$505,000 · First National Bank
—
—
Forest Hills Properties LLC
—
Deed Of Trust
related
$950,000 · Ruby-03-foresthills LLC
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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