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Property profile & analytics
OFF-MARKET
Estimated value
$665,000
Industrial properties
9135 2nd St Roscoe, IL 61073-8533
Entity Owned
4-yr Hold
Free & Clear
Property ID
US28-2576715
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1980
Total area
10,200 SF
APN
08-09-176-004
UPID
US28-2576715
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
-
Forshay Appraisals, Inc. Real Estate Agency
-
Forest City Cabinets General Contractor Renovation Specialist
-
FX3 Plastics Factory Production Facility
-
Forshay Storage & Van Co Inc Storage Facility
-
Swan Auto Sales & Repair Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$755k
Comparable Approach
Comparable
$537k
Blend (final)
Blend
$665k
Owner & transaction history
Forshay Industrial LLC · 4 yrs held
Forshay Industrial LLC
since 2021
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+237.7%
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 Roscoe submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Roscoe 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
by Request
CAP Approach
CAP Return
Estimation
6%
$820,000
6.5%
$755,000
7%
$705,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,080,000
Change: +238% · Conversion: Difficult
Blend value · Realmo final
$665k
Range $599k – $732k · ±10%
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
$65 / 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
$33,759
Tax year 2023
Assessed value
$367,880
Assessed 2023
Previous assessed
$335,535
+9.6% YoY
Effective rate
9.18%
On assessed value
Assessed land
$46,416
Assessed improvement
$321,464
Land market value
$139,248
Improvement market value
$964,392
Total market value
$1,103,640
Applied tax rate
149.0000
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
1980
Heating
NONE
Stories
1
Total area
10,200 SF
APN
08-09-176-004
UPID
US28-2576715
Jurisdiction
WINNEBAGO
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
COMMERCIAL (GENERAL)
Est. value
$1.1M
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
1980
Heating
NONE
Stories
1
Current owner
From public records · entity-resolved
Forshay Industrial LLC
Entity
Free & Clear · 4 yrs held
Mailing address
9123 N 2ND ST, ROSCOE, IL 61073-8558
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 21, 2021
—
Forshay Industrial LLC
Forshay Storage & Van Co INC
Quit Claim Deed
related
—
Feb 28, 2011
—
Forshay Storage & Van Co INC
—
Trustees Deed
related
$1,500,000 · Union Fsb
Oct 29, 2008
—
Forshay Storage & Van Co INC
—
Deed Of Trust
related
$1,200,000 · Kent Bank
Apr 27, 2004
—
Forshay Storage & Van Co INC
—
Grant Deed
related
$1,218,750 · First National Bank
—
—
Forshay Storage & Van Co INC
—
Deed Of Trust
related
$50,000 · Blackhawk State Bank
—
—
Forshay Storage & Van Co INC
—
Deed Of Trust
related
$440,000 · Blackhawk State Bank
—
—
Forshay Storage & Van Co INC
—
Deed Of Trust
related
$473,481 · First National Bank & Trust Co
—
—
Forshay Storage & Van Co
—
Deed Of Trust
related
$60,000 · Forshay Storage & Van 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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