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Property profile & analytics
OFF-MARKET
Estimated value
$6,305,000
Warehouses
977 Northpoint Blvd Waukegan, IL 60085-8214
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US28-1435115
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1998
Construction
BRICK
Total area
56,820 SF
Lot
2.27 ac (98,881 SF)
APN
07-25-403-015
UPID
US28-1435115
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
-
Technique Engineering Factory Production Facility
-
Quick Dry Foods Carpet Cleaning Service Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.28M
CAP Approach
CAP
$4.57M
Comparable Approach
Comparable
$4.65M
Blend (final)
Blend
$6.31M
Owner & transaction history
Hmc Chp 953 977 Northpoint LLC · 3 yrs held
Hmc Chp 953 977 Northpoint LLC
since 2022
Last sale
$6.2M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$9.9M
+70.7%
Restaurant
$9.5M
+62.7%
Apartment house (5+ units)
$6.4M
+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
$6,520,000
ML approach
$6,280,000
CAP Approach
CAP Return
Estimation
6%
$4,950,000
6.5%
$4,570,000
7%
$4,245,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$5,820,000
Current use
AUTO REPAIR, GARAGE
$9,930,000
Change: +71% · Conversion: Easy
RESTAURANT
$9,470,000
Change: +63% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$6,360,000
Change: +9% · Conversion: Difficult
RETAIL STORES
$5,990,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$6.31M
Range $5.67M – $6.94M · ±10% · vs last sale $6.21M (Dec 16 2022)
Last sale anchor
$6.21M
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
$111 / 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
$112,699
Tax year 2023
Assessed value
$940,511
Assessed 2023
Previous assessed
$913,117
+3.0% YoY
Effective rate
11.98%
On assessed value
Assessed land
$283,959
Assessed improvement
$656,552
Land market value
$851,962
Improvement market value
$1,969,853
Total market value
$2,821,815
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
1998
Construction
BRICK
Heating
NONE
Total area
56,820 SF
Lot
2.27 ac (98,881 SF)
APN
07-25-403-015
UPID
US28-1435115
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
$5.8M
AUTO REPAIR, GARAGE
Est. value
$9.9M
RESTAURANT
Est. value
$9.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.4M
RETAIL STORES
Est. value
$6.0M
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
1998
Construction
BRICK
Heating
NONE
Lot
2.27 ac
Current owner
From public records · entity-resolved
Hmc Chp 953 977 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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2022
$6,206,000
Hmc Chp 953 977 Northpoint LLC
977 Northpoint Blvd LLC
Special Warranty Deed
$152,000 · First Horizon Bank
Apr 17, 2019
—
977 Northpoint Blvd LLC
—
Deed
related
$1,550,000 · Miscellaneous Ins Co
Sep 29, 2017
$2,100,000
977 Northpoint Blvd LLC
977 Northpoint Venture LLC
Grant Deed
$3,800,000 · Wheaton Bk&tr
—
—
977 Northpoint Blvd LLC
—
Deed Of Trust
related
$1,550,000 · Miscellaneous Ins Co
—
—
977 Northpoint Venture LLC
—
Deed Of Trust
related
$500,000 · Wheaton Bk&tr
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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