Two-Unit Warehouse
For Sale
$1,900,000
17 Kemp Drive, Chatham, IL 62629
COMMERCIAL - Chatham, IL
Property Size23,400 SF
Price / SF$81.20
Days on Market149
Property Features for 17 Kemp Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
Main Street in Chatham to Kemp. Buildings are at end of the cul-de-sac
Standard status
Active
APN
28-13.0-297-027
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
1993
Amenities
bathroom
office space
Building Details
Year built
2024
Listing Agency:
The Real Estate Group, Inc.
(217) 787-7000
Listed By:
Bill Marriott · License #475116051
(217) 741-0198
Added: Mar 31
Changed: Aug 4
Last Checked: Aug 26 at 10:06AM
MLS# CA1042716
Copyright © 2026 RMLS Alliance. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Two warehouse buildings on one property offer 11,700 sf in each ACREE steel structure, both built in 2024. Each building includes 20-foot overhead doors and man doors. The first building provides a 35-foot ceiling, a recessed dock, a bathroom, and office space, while the second building has a 25-foot ceiling and is stubbed for a bathroom.
On-site utilities include a 200 amp single-phase service and 22,000 lumen lighting. Heating is configured as radiant hanging heaters in the first building and forced air hanging heaters in the second; the property does not list air conditioning.
This is a straightforward warehouse setup suitable for users seeking two separate structures with functional differences in ceiling height and interior buildout.
On-site utilities include a 200 amp single-phase service and 22,000 lumen lighting. Heating is configured as radiant hanging heaters in the first building and forced air hanging heaters in the second; the property does not list air conditioning.
This is a straightforward warehouse setup suitable for users seeking two separate structures with functional differences in ceiling height and interior buildout.
Key Highlights
- Two ACREE steel warehouse buildings built in 2024 in Chatham, IL
- Each building offers 11,700 SF with 20 ft overhead doors
- Building 1 includes 35 ft ceiling, man door, recessed dock, bathroom, office space, and radiant hanging heaters
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$133,470
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.02%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,669,400
$2.7M
Cap Rate 7%
$1,906,714
$1.9M
Cap Rate 9%
$1,483,000
$1.5M
Market Conditions
NOI Build-Up for 23,400 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$168.5K $7.20/SF
− Vacancy
−$11.5K −$0.49/SF
EGI
$157.0K $6.71/SF
− OpEx
−$23.6K −$1.01/SF
NOI
$133.5K $5.70/SF
Area
Sangamon County, IL
Vacancy
6.80%
Lease Rate
$7.20 /SF/Yr
Expense Ratio
15.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,669,400
Cap Rate 7%
$1,906,714
Cap Rate 9%
$1,483,000
Alternative Uses
Best Use
Warehouse
$1.91M
$1.67M – $2.22M
NOI $133,470 @ 7.0% cap · market cap 7.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.17M
$4.52M – $6.03M
NOI $361,760 @ 7.0% cap · market cap 19.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Dock-high doors
Location Intelligence
Trade Area within ½ mile
114
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 62629, IL
15,255
Population
6,160
Households
2.5
Avg Household Size
37
Median Age
50%
College-Educated
97%
High-School Grad
34.9 sq mi
ZIP Area
437
Density / Sq Mi
$106,373
Median Household Income
$60,951
Median Earnings
$1,159
Median Rent
$232,000
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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- My Storage Chatham North — 501 S Main St, Chatham, IL 62629
Frequently Asked Questions
What type of property is this?
Warehouse - Two 2024 steel warehouse buildings feature overhead doors, different ceiling heights, and radiant or forced-air heat.
Where is this warehouse located?
The property is located at 17 Kemp Drive Chatham, IL.
What is the asking price?
The asking price for this property is $1,900,000.
What are key features of this property?
This property features: Two ACREE steel warehouse buildings built in 2024 in Chatham, IL; Each building offers 11,700 SF with 20 ft overhead doors; Building 1 includes 35 ft ceiling, man door, recessed dock, bathroom, office space, and radiant hanging heaters
