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    Downtown McHenry Commercial Space Title is generated by Realmo AI

    3908 Main Street, McHenry, IL 60050

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    For Sale
    $99,900

    COMMERCIAL - McHenry, IL

    Type:Retail
    Property size:
    560 SF
    Lot size:
    0.02 Acres
    Price / SF:
    $178/SF
    Added:
    Feb 12, 2026
    Days on Market:
    98
    Last Refresh:
    May 21 at 11:06 pm

    Property Features for 3908 Main Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Retail
    Zoning
    COMMR
    Standard status
    Active
    APN
    0926354035
    Size
    560 SF
    Lot size
    0.02 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    2127

    Utilities

    Cooling system
    Central Air

    Building Details

    Year built
    1935
    Floors in Building
    1
    Number of units
    1
    Building materials
    Wood

    We can help!

    Listing Contact
    Caroline Touhy
    Caroline Touhy

    Listing agent Caroline Touhy License #471000585

    Listing office Dream Real Estate, Inc. 4314 W. Crystal Lake Rd. St., McHenry, IL

    Listing date Feb 12, 2026

    MLS# 12563181

    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

    • Prime downtown McHenry location with high foot traffic and visibility.
    • Two deeded parking spots, a valuable downtown asset.
    • Own your business location instead of renting, building equity.
    • Opportunity to customize the space and build sweat equity.
    • Manageable overhead due to the compact 560‑square‑foot size.
    • Accessible path to commercial real estate ownership.

    Overview

    Located in the heart of downtown McHenry's established business district, this 560-square-foot commercial space offers an accessible entry point for entrepreneurs, startups, or established businesses. The property includes two deeded parking spots, plus additional street parking for customer convenience. The building's character reflects its history and will need updates, creating an opportunity to customize the space. Benefiting from established foot traffic, surrounding businesses, and the visibility that comes with a main street presence. The compact size keeps overhead manageable while the ownership model turns your monthly payment into long-term asset building. This represents an accessible path to commercial real estate ownership. The lot size is 0.0171 acres. Building sold AS-IS.

    Financial Insights

    Value Estimation Calculated for Retail

    Conservative
    $60.0K
    NOI $5,404 @ 9.00% cap · cautious / downside scenario
    Moderate
    $77.2K
    NOI $5,404 @ 7.00% cap · market / base-case scenario
    Aggressive
    $108.1K
    NOI $5,404 @ 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 Retail

    Component $ $/SF
    Gross rent $8.4k $15.00
    − Vacancy −$680 −$1.22
    EGI $7.7k $13.79
    − OpEx −$2.3k −$4.14
    NOI $5.4k $9.65
    560 SF · lease $15.00/SF/yr · vacancy 8.10% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Retail
    $77.2K
    $67.6K – $90.1K (±1% cap)
    NOI $5,404 @ 7.0% cap · market cap 5.41%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $193.3K
    $169.2K – $225.6K (±1% cap)
    NOI $13,534 @ 7.0% cap · market cap 13.55%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Storefront properties

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Accounting Firm

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

    Similar Places Nearby

    • McHenry Florist — 3521 W Elm St, McHenry, IL 60050
    • Locker's Flowers — 1213 3rd St, McHenry, IL 60050

    Location Insight

    • Map
    • Local Demand
    City
    McHenry
    County
    McHenry
    State
    Illinois
    Longitude
    -88.2783
    Latitude
    42.359

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    FAQs

    What type of property is this?
    Storefront property - Own your business location in McHenry's established business district.
    Where is this storefront property located?
    The property is located at 3908 Main Street McHenry, IL.
    What is the asking price?
    The asking price for this property is $99,900.
    What are key features of this property?
    This property features: Prime downtown McHenry location with high foot traffic and visibility.; Two deeded parking spots, a valuable downtown asset.; Own your business location instead of renting, building equity.
    (815) 331-9520
    We can help!
    Listing Contact
    Caroline Touhy
    Caroline Touhy
    Real Estate License ID: 471000585
    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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