Two-Unit Office
For Sale
$750,000
3845 MCCOY Drive, Aurora, IL 60504
Commercial Sale, Aurora, IL
Property Size2,626 SF
Lot Size5.50 Acres
Price / SF$285.61
Days on Market242
Property Features for 3845 MCCOY Drive
General Information
Property type
Commercial Sale
Property subtype
Office
Directions
SOUTHWEST CORNER OFF THE FOX VALLEY MALL. VASTU COMMONS SUBDIVISION. COMMONS AND MCCOY DRIVES.
Subdivision
Aurora / Eola
Standard status
Active
APN
0728110009
Lot size
5.50 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
9164
Utilities
Utilities
Water Available
Cooling system
Central Air
Amenities
private bathroom
private-entry atrium space
rear employee entry
garden-like business park
operable Pella windows
Building Details
Year built
2007
Number of units
2
Building materials
Brick, Stone, Wood
Roof type
Composition, Fiberglass
Listing Agency:
REMAX Legends · RE/MAX International
(630) 216-8000
Listed By:
Simran Dua · License #475167910
(708) 655-5000
Added: Jan 6
Changed: Aug 20
Last Checked: Sep 5 at 11:06PM
MLS# 12541780
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.
This offering includes office condos 103 and 105, with each suite containing 1313 square feet. Both are single-story and fully built out, providing private restrooms, individual entrances, atrium areas, and separate rear access for employees. Brick and stone construction, operable Pella windows, and central air complete the improvements. The property was built in 2007 and includes water availability.
The offices sit within a garden-style business park next to Fox Valley Mall in Aurora. On-site parking is abundant, and prominent signage may be possible. Both units are currently rented, allowing purchasers to acquire occupied professional office space in an established commercial setting.
The offices sit within a garden-style business park next to Fox Valley Mall in Aurora. On-site parking is abundant, and prominent signage may be possible. Both units are currently rented, allowing purchasers to acquire occupied professional office space in an established commercial setting.
Key Highlights
- Two office condos: Units 103 and 105
- Each unit contains 1313 sq ft
- Both units are currently rented
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
$38,760
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
5.17%
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%
$775,200
$775.2K
Cap Rate 7%
$553,714
$553.7K
Cap Rate 9%
$430,667
$430.7K
Market Conditions
NOI Build-Up for 2,626 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
$63.0K $24.00/SF
− Vacancy
−$11.3K −$4.32/SF
EGI
$51.7K $19.68/SF
− OpEx
−$12.9K −$4.92/SF
NOI
$38.8K $14.76/SF
Area
Aurora, IL
Vacancy
18.00%
Lease Rate
$24.00 /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%
$775,200
Cap Rate 7%
$553,714
Cap Rate 9%
$430,667
Alternative Uses
Best Use
Office B
$553.7K
$484.5K – $646.0K
NOI $38,760 @ 7.0% cap · market cap 5.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$751.8K
$657.8K – $877.1K
NOI $52,625 @ 7.0% cap · market cap 7.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,330
Businesses Nearby
Explore this area
Business Placement
Demographics for 60504, IL
38,901
Population
15,029
Households
2.6
Avg Household Size
35
Median Age
49%
College-Educated
91%
High-School Grad
8.8 sq mi
ZIP Area
4,421
Density / Sq Mi
$98,249
Median Household Income
$48,678
Median Earnings
$1,861
Median Rent
$272,800
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 - Both office suites are leased and designed for medical, legal, and other professional users.
Where is this office units located?
The property is located at 3845 MCCOY Drive Aurora, IL.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Two office condos: Units 103 and 105; Each unit contains 1313 sq ft; Both units are currently rented
