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Property profile & analytics
OFF-MARKET
Estimated value
$4,275,000
Warehouses
9th Frontenac Rd 1, Naperville, IL 60540
Entity Owned
14-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US28-1867612
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1979
Total area
45,438 SF
Lot
15.92 ac (693,475 SF)
Zoning code
I
APN
07-32-201-011
UPID
US28-1867612
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
$4.57M
Blend (final)
Blend
$4.28M
Owner & transaction history
Iloca Leasing INC · 14 yrs held
Iloca Leasing INC
since 2011
7 recorded transactions
Zoning & alternative use
I · Naperville, IL
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 Naperville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Naperville 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$4,390,000
Current use
Blend value · Realmo final
$4.28M
Range $3.85M – $4.70M · ±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
$94 / 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
$59,892
Tax year 2023
Assessed value
$986,660
Assessed 2023
Previous assessed
$768,130
+28.4% YoY
Effective rate
6.07%
On assessed value
Assessed land
$958,390
Assessed improvement
$28,270
Land market value
$2,875,170
Improvement market value
$84,810
Total market value
$2,959,980
Applied tax rate
7,063.0000
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
1979
Heating
NONE
Total area
45,438 SF
Lot
15.92 ac (693,475 SF)
Zoning code
I
APN
07-32-201-011
UPID
US28-1867612
Jurisdiction
DU PAGE
Metro division
CHICAGO-NAPERVILLE-JOLIET, IL METROPOLITAN DIVISION
Zoning & alternative use
I · Naperville, IL
Zoning I · permitted uses
I · Naperville, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Naperville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$4.4M
WAREHOUSE, STORAGE Current
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
1979
Heating
NONE
Lot
15.92 ac
Current owner
From public records · entity-resolved
Iloca Leasing INC
Entity
Mailing address
1900 N AURORA RD, NAPERVILLE, IL 60563-1733
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
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
Aug 29, 2011
$2,650,000
Iloca Leasing INC
American Real Estate Investments #8
Special Warranty Deed
$2,120,000 · First Community Bank Of Plainfield
Jun 2, 2010
—
Hines Edward Trust
Edward Hines Lumber Co
Quit Claim Deed
related
—
Aug 4, 2008
—
Edward Hines Lumber Co
—
Deed Of Trust
related
$13,610,000 · First American Bank
Apr 12, 2006
—
Global Signal Acquisitions LLC
—
Deed Of Trust
related
$200,000,000 · Morgan Stanley Asset Funding
Mar 22, 2006
$380,000
Global Signal Acquisitions LLC
Edward Hines Lumber
Grant Deed
—
Oct 14, 2003
—
Edward Hines Lumber Co
—
Deed Of Trust
related
$14,600,000 · First American Savings Bank
Mar 2, 1999
$1,650,000
Edward Hines Lumber Co
Pullman Bank & Trust Co Ttee
Grant Deed
$8,253,000 · First American Savings Bank
—
—
Iloca Leasing INC
—
Loan Modification
related
$1,587,514 · First Cmnty Fin'l Bk
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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