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Property profile & analytics
OFF-MARKET
Estimated value
$61,245,000
Commercial land
98 Gtwy Commerce Ctr E Dr, Edwardsville, IL 62025-2808
Entity Owned
4-yr Hold
Free & Clear
Property ID
US28-0101368
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
7.87 ac (342,817 SF)
APN
18-1-14-26-00-000-003
UPID
US28-0101368
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$61.25M
Owner & transaction history
Pool 6 Industrial Il LLC · 4 yrs held
Pool 6 Industrial Il LLC
since 2022
Last sale
$59.6M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Edwardsville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Edwardsville 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
$64,475,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$61.25M
Range $55.12M – $67.37M · ±10% · vs last sale $59.63M (Mar 2 2022)
Last sale anchor
$59.63M
Mar 2 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
—
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 2022Property tax & assessments
Tax year 2022
Tax billed
$13,305
Tax year 2022
Assessed value
$176,430
Assessed 2022
Previous assessed
$176,430
+0.0% YoY
Effective rate
7.54%
On assessed value
Assessed land
$176,430
Land market value
$529,820
Total market value
$529,820
Applied tax rate
543.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
7.87 ac (342,817 SF)
APN
18-1-14-26-00-000-003
UPID
US28-0101368
Jurisdiction
MADISON
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Heating
NONE
Lot
7.87 ac
Current owner
From public records · entity-resolved
Pool 6 Industrial Il LLC
Entity
Free & Clear · 4 yrs held
Mailing address
101 W ELM ST STE #600, CONSHOHOCKEN, PA 19428-2075
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 2, 2022
—
Fischer Crays 111 Land LLC
—
Deed
related
$533,600 · Fcb Banks
Mar 2, 2022
$59,632,500
Pool 6 Industrial Il LLC
Exeter 21 27 Gateway Commerce LLC
Special Warranty Deed
—
Oct 26, 2020
$37,900,000
Exeter 3 Gateway Commerce LP
Cp/ipers Gateway LLC
Grant Deed
—
Feb 3, 2017
—
Cp & Ipers Gateway LLC
—
Grant Deed
related
$150,000,000 · Wells Fargo Bk
Feb 14, 2012
—
Cp Of Ipers Gateway LLC
—
Deed Of Trust
related
$6,000,000 · Principal Life Insurance Co
Aug 14, 2006
$27,450,000
Cp Of Ipers Gateway LLC
Procter & Gamble Manufacturing
Grant Deed
—
Aug 14, 2006
$337,000
Procter & Gamble Manufacturing
Gateway Commerce Ctr Inv Co Q
Grant Deed
—
Nov 22, 2005
$1,702,000
Gateway Commerce Ctr Dev Co In
Gateway Commerce Ctr Inv Q LLC
Warranty Deed
—
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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