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    Portage Park Commercial Investment Opportunity Title is generated by Realmo AI

    5858 W Irving Park Road, Chicago, IL 60634

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    Claim this Listing
    For Sale
    $549,000

    COMMERCIAL - Chicago, IL

    Type:Retail
    Lot size:
    0.14 Acres
    Added:
    Sep 23, 2025
    Days on Market:
    229
    Last Refresh:
    May 9 at 1:06 am

    Property Features for 5858 W Irving Park Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Retail
    Zoning
    COMMR
    Standard status
    Active
    APN
    13174230300000
    Lot size
    0.14 Acres

    Taxes and HOA fees

    Tax Year
    2023
    Tax Annual Amount
    10814

    Utilities

    Utilities
    Natural Gas Available
    Cooling system
    Central Air

    Building Details

    Year built
    1938
    Floors in Building
    1
    Number of units
    3
    Building materials
    Brick

    We can help!

    Listing Contact
    Migdalia Cajigas

    Listing agent Migdalia Cajigas License #475125060

    Listing office Re/Max Cityview 5795 N Elston Ave, Chicago, IL

    Listing date Sep 23, 2025

    MLS# 12480220

    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 corner property with three leased commercial units on busy Irving Park Road
    • Private rear parking lot with 9 spaces - a rare amenity
    • Separate utilities for each unit
    • High visibility location with 17,400 vehicles per day
    • Projected market rents exceed current rents
    • Well‑maintained building with roof sealant applied every 5 years

    Overview

    This commercial property is located on a corner lot in Portage Park and features two PINs and three leased commercial units along Irving Park Road. The well-maintained building has separate utilities for each unit, including its own furnace, central air conditioning, and electrical panel. The corner unit is in excellent condition, while the other two units are in good condition. Additional storage is available in the rear lower level of the corner unit. A private rear parking lot offers 9 spaces. The roof sealant has been applied every 5 years. The property benefits from high visibility, with 17,400 vehicles per day, offering strong signage exposure. The property is located in a high-traffic corridor surrounded by established businesses. Current rents are below market, with projected market rents between $1,800 to $2,300 per month. This property is suitable for investors seeking long-term upside.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Dahlia Blooms (Bike/Boat/Book/etc) Store Paradise Flowers & Gifts (Bike/Boat/Book/etc) Store

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Chicago
    County
    Cook
    State
    Illinois
    Longitude
    -87.7741855
    Latitude
    41.9534038

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    FAQs

    What type of property is this?
    Retail property - Corner property with three leased units and parking.
    Where is this retail property located?
    The property is located at 5858 W Irving Park Road Chicago, IL.
    What is the asking price?
    The asking price for this property is $549,000.
    What are key features of this property?
    This property features: Prime corner property with three leased commercial units on busy Irving Park Road; Private rear parking lot with 9 spaces - a rare amenity; Separate utilities for each unit
    (773) 631-8260
    We can help!
    Listing Contact
    Migdalia Cajigas
    Real Estate License ID: 475125060
    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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