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    Retail Center with Upside Potential Title is generated by Realmo AI

    3103 Route 176, Prairie Grove, IL 60014

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    Claim this Listing
    For Sale
    $1,499,000

    COMMERCIAL - Prairie Grove, IL

    Type:Retail
    Property size:
    8,800 SF
    Lot size:
    2.16 Acres
    Price / SF:
    $170/SF
    Added:
    Sep 2, 2025
    Days on Market:
    262
    Last Refresh:
    May 21 at 8:06 pm

    Property Features for 3103 Route 176

    General Information

    Property type
    Commercial Sale
    Property subtype
    Retail
    Zoning
    COMMR
    Standard status
    Active
    APN
    1426476015
    Size
    8,800 SF
    Lot size
    2.16 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    25092

    Utilities

    Cooling system
    Central Air

    Building Details

    Year built
    2014
    Floors in Building
    1
    Number of units
    1
    Building materials
    Wood
    Roof type
    Composition

    We can help!

    Listing Contact
    Jeffrey Bell
    Jeffrey Bell

    Listing agent Jeffrey Bell License #475095372

    Listing office RE/MAX Plaza 5445 Grand Avenue Ste. 200, Gurnee, IL

    Listing date Sep 2, 2025

    MLS# 12460496

    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.

    HighLights

    • Great signalized corner location in an affluent area near Crystal Lake.
    • Newer retail center built in 2014.
    • Currently occupied by Prairie Grove school district 46 and a drive‑thru restaurant.
    • Approximately 7,000 SF vacant space with potential for division.
    • Lots of curb appeal, visibility, and plenty of parking.
    • Central Air Conditioning.

    Overview

    This newer retail center presents an opportunity for redevelopment. The property is currently occupied by Prairie Grove School District 46 administrative offices and an 1,800-square-foot drive-thru restaurant, Gianelli's. Additionally, there is approximately 7,000 square feet of vacant space, formerly a tunnel car wash, with plans underway to divide the vacant space. The property is situated on a 2.1579-acre lot. The property benefits from a signalized corner location in an affluent area near Crystal Lake, offering curb appeal, visibility, and ample parking. The zoning is COMMR.

    Financial Insights

    Value Estimation Calculated for Specialty Retail

    Conservative
    $1.15M
    NOI $103,340 @ 9.00% cap · cautious / downside scenario
    Moderate
    $1.48M
    NOI $103,340 @ 7.00% cap · market / base-case scenario
    Aggressive
    $2.07M
    NOI $103,340 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Specialty Retail

    Component $ $/SF
    Gross rent $147.8k $16.80
    − Vacancy −$10.1k −$1.14
    EGI $137.8k $15.66
    − OpEx −$34.4k −$3.91
    NOI $103.3k $11.74
    8,800 SF · lease $16.80/SF/yr · vacancy 6.80% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Specialty Retail
    $1.48M
    $1.29M – $1.72M (±1% cap)
    NOI $103,340 @ 7.0% cap · market cap 6.89%
    Second Best
    Retail
    $1.21M
    $1.06M – $1.42M (±1% cap)
    NOI $84,916 @ 7.0% cap · market cap 5.66%
    Theoretical Best
    Office A
    $3.04M
    $2.66M – $3.54M (±1% cap)
    NOI $212,677 @ 7.0% cap · market cap 14.19%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Shopping centers

    Similar Places Nearby

    • Coventry Plaza Shopping Center — 35 Berkshire Dr, Crystal Lake, IL 60014
    • Coinstar Kiosk | Bitcoin ATM — Mariano's Fresh Market, 105 Northwest Hwy, Crystal Lake, IL 60014
    • Alternative Retail Solutions — 610 Crystal Point Rd # 2B, Crystal Lake, IL 60014
    • The Commons of Crystal Lake — 6120-6340 Northwest Hwy, Crystal Lake, IL 60014
    • Coinstar Kiosk - Bitcoin ATM — 6140 Northwest Hwy Rt, Jewel, 14, Crystal Lake, IL 60014

    Map

    City
    Prairie Grove
    County
    McHenry
    State
    Illinois
    Longitude
    -88.3202
    Latitude
    42.2284

    FAQs

    What type of property is this?
    Shopping center - Newer retail center in Prairie Grove with redevelopment opportunity.
    Where is this shopping center located?
    The property is located at 3103 Route 176 Prairie Grove, IL.
    What is the asking price?
    The asking price for this property is $1,499,000.
    What are key features of this property?
    This property features: Great signalized corner location in an affluent area near Crystal Lake.; Newer retail center built in 2014.; Currently occupied by Prairie Grove school district 46 and a drive‑thru restaurant.
    (847) 596-6100
    We can help!
    Listing Contact
    Jeffrey Bell
    Jeffrey Bell
    Real Estate License ID: 475095372
    Learn More
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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
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