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    106 W Comanche Ave Shabbona, IL 60550

    Sponsored
    For Sale
    Under Contract
    $300,000

    MULTI_FAMILY - Shabbona, IL

    Lot size:
    0.08 Acres
    Days on Market:
    6
    Last Refresh:
    Jan 20 at 6:06 am

    Property Features for 106 W Comanche Ave

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Standard status
    Active Under Contract
    Zoning
    MULTI
    Rooms
    Bedroom 4, Bedroom 2, Bedroom 1, Bedroom 5, Bathroom 1, Bathroom 4, Bathroom 2, Bedroom 3, Bathroom 3, Bedroom 6
    Bedrooms
    6
    Bathrooms
    4
    APN
    1315402011
    Lot size
    0.08 Acres

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Electric (Heating)
    Water source
    Public

    Building Details

    Building materials
    Vinyl Siding
    Roof type
    Metal

    We can help!

    Listing Contact
    Franklin Peterson

    O'Neil Property Group, LLC (630) 788-7273 [email protected]

    Listing agent Franklin Peterson (815) 793-3985

    Listing date Jan 15, 2026

    MLS# 12453441 Listing URL

    Copyright © 2026 Midwest Real Estate Data, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Shabbona Four-Unit Residential Property

    This well-maintained four-unit residential property is located in Shabbona, Illinois, offering the tranquility of small-town living with convenient access to Rt 39/51. All four units have been remodeled in recent years. Tenants are responsible for all utilities. Unit #2W, a remodeled two-bedroom apartment, is currently vacant, making it suitable for an owner-occupant. This property presents an opportunity for buyers to reside in one unit while using rental income from the other three to offset living expenses. The property benefits from low property taxes, ample public parking, and proximity to the town's main locations. Numerous updates have been made throughout. The property is move-in ready and easy to tour. The lot size and room sizes are approximate. This property is broker owned.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Quadplexes

    Suggested Use

    Restaurant Realty agency Law Firm Auto Repair Shop Gym & Fitness Accounting Firm Storage Facility Grocery Store Bar & Pub Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Shabbona
    County
    DeKalb
    State
    Illinois
    Longitude
    -88.872919
    Latitude
    41.768121

    Nearby Similar for Sale

    • $179,900
      0.33 Acres

      Established Restaurant Business on Highway 30

      Profitable food and ice cream business with high visibility location.
      408 E Comanche Ave, Shabbona, IL 60550
      View Details

    FAQs

    What type of property is this?
    Quadplex - Well-maintained four-unit property in Shabbona, Illinois with remodeled units.
    Where is this quadplex located?
    The property is located at 106 W Comanche Ave Shabbona, IL.
    What is the asking price?
    The asking price for this property is $300,000.
    What are key features of this property?
    This property features: - Opportunity for owner-occupancy with rental income from 3 units.; - All 4 units remodeled in recent years.; - **Vacant, remodeled two-bedroom unit (#2W) ready for immediate occupancy.**
    (630) 425-8815
    Request Owner's contact information
    106 W Comanche Ave Shabbona, IL 60550
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    Shabbona, IL 60550
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    106 W Comanche Ave Shabbona, IL 60550
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    We can help!
    Listing Contact
    Franklin Peterson
    (630) 425-8815
    Learn more
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