Downtown Office Condo
For Sale
$275,000
25 E Main Street, Roselle, IL 60172
Commercial Sale, Roselle, IL
Property Size1,475 SF
Lot Size0.91 Acres
Price / SF$186.44
Days on Market113
Property Features for 25 E Main Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
COMMR
Directions
Roselle Road SOUTH OF IRVING TO Main Street then east TO 25 (Turn by Starbucks).
Subdivision
Keeneyville / Roselle
Standard status
Active
APN
0203427007
Lot size
0.91 Acres
Taxes and HOA fees
Tax Year
2023
Tax Annual Amount
4225
Utilities
Cooling system
Central Air
Building Details
Year built
2003
Floors in Building
2
Number of units
1
Flooring type
Vinyl
Building materials
Brick, Concrete, Steel Siding
Listing Agency:
McAllister Real Estate
(630) 354-0444
Listed By:
Christopher McAllister · License #471002408
(630) 642-6427
Added: May 4
Changed: Aug 19
Last Checked: Aug 24 at 4:06PM
MLS# 12638911
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.
Investment Insights
Based on property information with market context.
For sale is a downtown office condominium suite in an elevator-served building. Suite 202 is configured as an office space and totals 1,475 square feet. The listing notes C zoning under zoning designation COMMR, offering flexibility for business uses.
The property is located at 25 E Main Street in Roselle. The monthly assessment is stated to include heat, water, electric, gas, scavenger service, snow removal, parking, and landscaping-helping simplify ownership and ongoing operating expenses.
Suite 202 provides a convenient, elevator access office setting within a central downtown environment surrounded by established businesses and public destinations.
The property is located at 25 E Main Street in Roselle. The monthly assessment is stated to include heat, water, electric, gas, scavenger service, snow removal, parking, and landscaping-helping simplify ownership and ongoing operating expenses.
Suite 202 provides a convenient, elevator access office setting within a central downtown environment surrounded by established businesses and public destinations.
Key Highlights
- 2003‑built commercial office condo in downtown Roselle
- Suite 202 offers 1,475 sq. ft. of office space in an elevator building
- Central air cooling
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
$20,338
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
7.40%
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%
$406,760
$406.8K
Cap Rate 7%
$290,543
$290.5K
Cap Rate 9%
$225,978
$226.0K
Market Conditions
NOI Build-Up for 1,475 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
$36.1K $24.48/SF
− Vacancy
−$9.0K −$6.10/SF
EGI
$27.1K $18.38/SF
− OpEx
−$6.8K −$4.60/SF
NOI
$20.3K $13.79/SF
Area
DuPage County, IL
Vacancy
24.90%
Lease Rate
$24.48 /SF/Yr
Expense Ratio
25.00%
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%
$406,760
Cap Rate 7%
$290,543
Cap Rate 9%
$225,978
Alternative Uses
Best Use
Office B
$290.5K
$254.2K – $339.0K
NOI $20,338 @ 7.0% cap · market cap 7.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$509.3K
$445.6K – $594.1K
NOI $35,648 @ 7.0% cap · market cap 12.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
690
Businesses Nearby
Explore this area
Business Placement
Demographics for 60172, IL
24,560
Population
9,401
Households
2.6
Avg Household Size
42
Median Age
41%
College-Educated
93%
High-School Grad
7.0 sq mi
ZIP Area
3,509
Density / Sq Mi
$109,322
Median Household Income
$57,995
Median Earnings
$1,498
Median Rent
$323,000
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Office condo in an elevator building, offered in Suite 202 with C zoning in downtown Roselle.
Where is this office units located?
The property is located at 25 E Main Street Roselle, IL.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 2003‑built commercial office condo in downtown Roselle; Suite 202 offers 1,475 sq. ft. of office space in an elevator building; Central air cooling
