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Property profile & analytics
OFF-MARKET
Estimated value
$6,150,000
Manufacturing properties
927 Wn Shr Dr, Lake Bluff, IL 60044-2201
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US28-2343531
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1974
Construction
BRICK
Total area
59,940 SF
Lot
3.56 ac (155,074 SF)
APN
12-19-404-003
UPID
US28-2343531
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
$6.40M
CAP Approach
CAP
$3.97M
Comparable Approach
Comparable
$4.35M
Blend (final)
Blend
$6.15M
Owner & transaction history
Tlp 927 North Shore LLC · 3 yrs held
Tlp 927 North Shore LLC
since 2022
Last sale
$5.9M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$10.2M
+120.7%
Retail stores
$7.6M
+64.6%
Office building
$7.3M
+56.6%
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 Lake Bluff submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Bluff 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
$6,315,000
ML approach
$6,400,000
CAP Approach
CAP Return
Estimation
6%
$4,300,000
6.5%
$3,970,000
7%
$3,685,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$4,635,000
Current use
RESTAURANT
$10,225,000
Change: +121% · Conversion: Difficult
RETAIL STORES
$7,625,000
Change: +65% · Conversion: Moderate
OFFICE BUILDING
$7,255,000
Change: +57% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$6,710,000
Change: +45% · Conversion: Difficult
WAREHOUSE, STORAGE
$5,070,000
Change: +9% · Conversion: Easy
Blend value · Realmo final
$6.15M
Range $5.54M – $6.77M · ±10% · vs last sale $5.94M (Aug 11 2022)
Last sale anchor
$5.94M
Aug 11 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
$103 / 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
$79,645
Tax year 2023
Assessed value
$1,204,394
Assessed 2023
Previous assessed
$1,125,863
+7.0% YoY
Effective rate
6.61%
On assessed value
Assessed land
$355,410
Assessed improvement
$848,984
Land market value
$1,066,337
Improvement market value
$2,547,207
Total market value
$3,613,544
Applied tax rate
10,011.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1974
Construction
BRICK
Heating
NONE
Total area
59,940 SF
Lot
3.56 ac (155,074 SF)
APN
12-19-404-003
UPID
US28-2343531
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
INDUSTRIAL (GENERAL) Current
Est. value
$4.6M
RESTAURANT
Est. value
$10.2M
RETAIL STORES
Est. value
$7.6M
OFFICE BUILDING
Est. value
$7.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.7M
WAREHOUSE, STORAGE
Est. value
$5.1M
INDUSTRIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1974
Construction
BRICK
Heating
NONE
Lot
3.56 ac
Current owner
From public records · entity-resolved
Tlp 927 North Shore LLC
Entity
Mailing address
2215 YORK RD STE #405, OAK BROOK, IL 60523-4008
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 30, 2025
—
Tlp 927 North Shore LLC
—
Deed
related
$64,000,000 · Webster Bank NA
Aug 11, 2022
$5,943,500
Tlp 927 North Shore LLC
Il 927 North Shore Dr De LLC
Special Warranty Deed
—
Sep 27, 2021
$6,560,000
Il 927 North Shore Dr De LLC
Platinum Owner Il LLC
Special Warranty Deed
$286,000,000 · Morgan Stanley Bank NA
Feb 2, 2021
$7,000,000
Platinum Owner Il LLC
927 North Shore Investors LLC
Special Warranty Deed
$695,000,000 · Barclays Capital Real Estate INC
Apr 24, 2019
—
927 North Shore Investors LLC
—
Deed
related
$8,385,000 · Mortgage Capital INC
Feb 26, 2019
$5,720,000
927 North Shore Investors LLC
Dip Spv Co 13 LLC
Grant Deed
—
May 30, 2017
—
Dip Spv Co 13 LLC
—
Grant Deed
related
$114,800,000 · Miscellaneous Ins Co
May 16, 2017
$5,200,000
Dip Spv Co 13 LLC
Vk 927 North Shore Drive LLC
Grant Deed
—
Jul 6, 2016
—
Vk 927 North Shore Drive LLC
—
Deed
related
$2,500,000 · Northside Community Bank
Sep 23, 2013
$2,050,000
Vk 927 North Shore Drive LLC
927 Nsd LLC
Warranty Deed
—
Oct 25, 2001
—
927 Nsd LLC
E D Partnership
Quit Claim Deed
related
—
—
—
Vk 927 North Shore Drive LLC
—
Deed Of Trust
related
$12,350,000 · Mb Financial Bank NA
—
—
927 Nsd LLC
—
Deed Of Trust
related
$1,807,592 · Harris Bank Glencoe Northbrook
—
—
927 Nsd LLC
—
Deed Of Trust
related
$2,500,000 · Harris 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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