Brick Duplex with
For Sale
Under Contract
$595,000
6025 N Sacramento Avenue, Chicago, IL 60659
Residential Income, Chicago, IL
Property Size3,236 SF
Lot Size0.10 Acres
Price / SF$183.87
Days on Market48
Property Features for 6025 N Sacramento Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
4
Full bathrooms
2
Half bathrooms
2
Rooms
Bedroom 2, Bedroom 1, Bathroom 4, Bathroom 3, Bedroom 4, Basement, Bedroom 3, Bedroom 6, Bathroom 1, Bathroom 2, Bedroom 5
Parking
2
Parking features
Garage, Open
Window features
Screens
Basement
Walk-Up Access, Storage Space, Unfinished, Full
Elementary school
Dewitt Clinton Elementary School
High school
Mather High School
Elementary school district
299
Middle school district
299
High school district
299
Directions
Peterson Ave to Sacramento (just east of the Lincoln/Peterson intersection) then north on Sacramento to 6025
Subdivision
CHI - West Ridge
Standard status
Active Under Contract
APN
13011270100000
Lot size
0.10 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3276
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1953
Building materials
Brick
Listing Agency:
Baird & Warner
(773) 326-6500
Listed By:
Barbara O'Connor · License #471016838
(312) 265-8000
Added: Jul 23
Changed: Sep 2
Last Checked: Sep 8 at 5:06AM
MLS# 12664627
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.
Built in 1953, this vacant two-unit residence is constructed of solid brick and contains 3,236 square feet of living area. The first-floor apartment offers four bedrooms, while the second-floor apartment includes two bedrooms; each unit has 1.5 baths, individual HVAC equipment, central air, and separate living and dining areas. The 35' x 124' parcel also includes an unfinished basement with storage lockers, a washer and dryer, slop sink, two HVAC units, and two hot water tanks. A 2.5-car garage provides enclosed parking and includes an electric opener and newer side door. The property is being sold As Is. It is located on a tree-lined street near Legion Park, with access to walking and bike trails, playgrounds, and basketball facilities. The site is positioned between Lake Shore Drive and the Edens, with a Metra station 1.7 miles east and nearby commercial amenities along Devon and Kedzie avenues.
Key Highlights
- 3,236 sq ft of living space on a 35' x 124' lot
- Two units: four bedrooms on the first floor and two on the second
- Each apartment includes 1.5 baths, central air, and its own HVAC unit
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
$53,943
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
9.07%
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%
$1,078,860
$1.1M
Cap Rate 7%
$770,614
$770.6K
Cap Rate 9%
$599,367
$599.4K
Market Conditions
NOI Build-Up for 3,236 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
$81.5K $25.20/SF
− Vacancy
−$4.5K −$1.39/SF
EGI
$77.1K $23.81/SF
− OpEx
−$23.1K −$7.14/SF
NOI
$53.9K $16.67/SF
Area
Chicago, IL
Vacancy
5.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
30.00%
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%
$1,078,860
Cap Rate 7%
$770,614
Cap Rate 9%
$599,367
Alternative Uses
Best Use
Multifamily LT 5
$770.6K
$674.3K – $899.1K
NOI $53,943 @ 7.0% cap · market cap 9.07%
Second Best
Apartment 5plus
$708.6K
$620.1K – $826.8K
NOI $49,605 @ 7.0% cap · market cap 8.34%
Theoretical Best
Office A
$1.53M
$1.34M – $1.78M
NOI $106,804 @ 7.0% cap · market cap 17.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,773
Businesses Nearby
Explore this area
Business Placement
Demographics for 60659, IL
40,579
Population
14,748
Households
2.8
Avg Household Size
36
Median Age
40%
College-Educated
82%
High-School Grad
2.4 sq mi
ZIP Area
16,908
Density / Sq Mi
$70,033
Median Household Income
$40,493
Median Earnings
$1,391
Median Rent
$358,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Vacant two-unit brick property with separate HVAC systems and an unfinished basement.
Where is this duplex located?
The property is located at 6025 N Sacramento Avenue Chicago, IL.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: 3,236 sq ft of living space on a 35' x 124' lot; Two units: four bedrooms on the first floor and two on the second; Each apartment includes 1.5 baths, central air, and its own HVAC unit
