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Property profile & analytics
OFF-MARKET
Estimated value
$10,085,000
Warehouses
818 Oak Crk Dr 90, Lombard, IL 60148-6405
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US28-5333581
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1985
Total area
80,143 SF
Lot
4.91 ac (213,880 SF)
Zoning code
C
APN
06-19-303-012
UPID
US28-5333581
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
$10.87M
CAP Approach
CAP
$6.45M
Comparable Approach
Comparable
$9.45M
Blend (final)
Blend
$10.09M
Owner & transaction history
Saint Paul Properties Fund Xi LLC · 4 yrs held
Saint Paul Properties Fund Xi LLC
since 2021
Last sale
$10.0M
5 recorded transactions
Zoning & alternative use
C · Lombard, IL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$16.4M
+96.5%
Office building
$11.3M
+35.9%
Retail stores
$11.2M
+34.5%
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 Lombard submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lombard 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
$11,855,000
ML approach
$10,870,000
CAP Approach
CAP Return
Estimation
6%
$6,980,000
6.5%
$6,445,000
7%
$5,985,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$8,345,000
Current use
COMMERCIAL (GENERAL)
$16,400,000
Change: +96% · Conversion: Difficult
OFFICE BUILDING
$11,345,000
Change: +36% · Conversion: Difficult
RETAIL STORES
$11,220,000
Change: +34% · Conversion: Moderate
Blend value · Realmo final
$10.09M
Range $9.08M – $11.09M · ±10% · vs last sale $10.01M (Oct 19 2021)
Last sale anchor
$10.01M
Oct 19 2021
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
$126 / 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
$199,826
Tax year 2023
Assessed value
$2,461,970
Assessed 2023
Previous assessed
$2,342,950
+5.1% YoY
Effective rate
8.12%
On assessed value
Assessed land
$485,930
Assessed improvement
$1,976,040
Land market value
$1,457,790
Improvement market value
$5,928,120
Total market value
$7,385,910
Applied tax rate
6,146.0000
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
1985
Heating
NONE
Total area
80,143 SF
Lot
4.91 ac (213,880 SF)
Zoning code
C
APN
06-19-303-012
UPID
US28-5333581
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
C · Lombard, IL
Zoning C · permitted uses
C · Lombard, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lombard. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$8.3M
COMMERCIAL (GENERAL)
Est. value
$16.4M
OFFICE BUILDING
Est. value
$11.3M
RETAIL STORES
Est. value
$11.2M
WAREHOUSE, STORAGE Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
RETAIL STORES
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
1985
Heating
NONE
Lot
4.91 ac
Current owner
From public records · entity-resolved
Saint Paul Properties Fund Xi LLC
Entity
Mailing address
845 MINNEHAHA AVE E, SAINT PAUL, MN 55106-4530
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Oct 19, 2021
$10,010,000
Saint Paul Properties Fund Xi LLC
Oak Creek Partners LLC
Special Warranty Deed
$5,125,000 · North American Banking Co
Apr 16, 2014
$7,358,000
Oak Creek Partners LLC
Cr-oak Creek LLC
Warranty Deed
related
$5,150,000 · Everbank
Feb 11, 2010
—
Cr-oak Creek LLC
Gdf-oak Creek LLC
Quit Claim Deed
related
—
—
—
Cr-oak Creek LLC
—
Deed Of Trust
related
$4,791,225 · Us Bank NA
—
—
Cr-oak Creek LLC
—
Deed Of Trust
related
$4,811,804 · Us Bank NA
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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