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Property profile & analytics
OFF-MARKET
Estimated value
$4,320,000
Warehouses
871 Northpoint Blvd, Waukegan, IL 60085
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US28-1387405
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2001
Construction
BRICK
Total area
39,672 SF
Lot
3.26 ac (142,006 SF)
APN
07-25-403-014
UPID
US28-1387405
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
$4.50M
CAP Approach
CAP
$3.19M
Comparable Approach
Comparable
$3.23M
Blend (final)
Blend
$4.32M
Owner & transaction history
Hmc Chp 895 Northpoint LLC · 3 yrs held
Hmc Chp 895 Northpoint LLC
since 2022
Last sale
$4.2M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$6.9M
+70.7%
Restaurant
$6.6M
+62.7%
Apartment house (5+ units)
$4.4M
+9.3%
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 Waukegan submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waukegan 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
$4,400,000
ML approach
$4,500,000
CAP Approach
CAP Return
Estimation
6%
$3,455,000
6.5%
$3,190,000
7%
$2,960,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$4,060,000
Current use
AUTO REPAIR, GARAGE
$6,935,000
Change: +71% · Conversion: Easy
RESTAURANT
$6,610,000
Change: +63% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,440,000
Change: +9% · Conversion: Difficult
RETAIL STORES
$4,185,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$4.32M
Range $3.89M – $4.75M · ±10% · vs last sale $4.19M (Dec 16 2022)
Last sale anchor
$4.19M
Dec 16 2022
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
$109 / 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
$78,335
Tax year 2023
Assessed value
$653,733
Assessed 2023
Previous assessed
$634,692
+3.0% YoY
Effective rate
11.98%
On assessed value
Assessed land
$262,066
Assessed improvement
$391,667
Land market value
$786,277
Improvement market value
$1,175,119
Total market value
$1,961,396
Applied tax rate
8,022.0000
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
2001
Construction
BRICK
Heating
NONE
Total area
39,672 SF
Lot
3.26 ac (142,006 SF)
APN
07-25-403-014
UPID
US28-1387405
Jurisdiction
LAKE
Metro division
LAKE COUNTY-KENOSHA COUNTY, IL-WI 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
WAREHOUSE, STORAGE Current
Est. value
$4.1M
AUTO REPAIR, GARAGE
Est. value
$6.9M
RESTAURANT
Est. value
$6.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.4M
RETAIL STORES
Est. value
$4.2M
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
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
2001
Construction
BRICK
Heating
NONE
Lot
3.26 ac
Current owner
From public records · entity-resolved
Hmc Chp 895 Northpoint LLC
Entity
Mailing address
2625 BUTTERFIELD RD STE 213W, OAK BROOK, IL 60523-1205
Ownership since
2022
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
Dec 16, 2022
$4,187,000
Hmc Chp 895 Northpoint LLC
895 Northpoint Venture LLC
Special Warranty Deed
$152,000 · First Horizon Bank
—
—
895 Northpoint Venture LLC
—
Deed Of Trust
related
$1,000,000 · Wheaton Bk&tr
—
—
895 Northpoint Venture LLC
—
Deed Of Trust
related
$2,000,000 · Country Life Insurance Co
—
—
977 Northpoint Venture LLC
—
Deed Of Trust
related
$2,450,000 · Jefferson Pilot Financial Ins
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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