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    Route 52 Self-Storage Facility Title is generated by Realmo AI

    672 US Rt. 52 Road, Amboy, IL 61310

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    Claim this Listing
    For Sale
    $530,000

    COMMERCIAL - Amboy, IL

    Property size:
    12,800 SF
    Lot size:
    2.96 Acres
    Price / SF:
    $41/SF
    Added:
    Mar 20, 2026
    Days on Market:
    54
    Last Refresh:
    May 12 at 2:06 pm

    Property Features for 672 US Rt. 52 Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    15362000160000
    Size
    12,800 SF
    Lot size
    2.96 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    11138

    Building Details

    Year built
    2022
    Floors in Building
    1
    Number of units
    68
    Building materials
    Wood
    Roof type
    Metal

    We can help!

    Listing Contact
    Jon Fisher
    Jon Fisher

    Listing agent Jon Fisher License #BK3489532

    Listing office MR. LANDMAN 968 County Road 1000 N, Champaign, IL

    Listing date Mar 20, 2026

    MLS# 12598136

    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

    • High growth potential with land available for an estimated additional 18,000 square feet of storage.
    • Located near Woodhaven Lakes RV Park (over 6,000 sites), providing a large potential customer base.
    • Newly constructed in 2022, minimizing initial capital expenditures for repairs and upgrades.
    • Drive‑up access to all units for convenient loading and unloading.
    • Security features include security cameras and 37 new solar lights.
    • Decently occupied despite being recently completed, indicating strong initial demand.

    Overview

    The Route 52 Self-Storage facility is situated just south of Amboy, Illinois, along US Highway 52. The property encompasses 2.96 acres and features two buildings, one measuring 40 feet by 140 feet and the other 40 feet by 180 feet. Constructed in 2022, the facility offers 68 non-climate controlled, drive-up accessible storage units, totaling 12,800 rentable square feet. Security measures include cameras and 37 solar lights. The owner estimates that there is enough land to build an additional 18,000 square feet of storage. The facility was completed in 2023 and is already decently occupied. The location is approximately three miles from Woodhaven Lakes RV Park, which has over 6,000 sites, presenting an opportunity to serve the storage needs of weekend and summer residents from the Chicago area. There is an opportunity to increase marketing with Google, Facebook, and other online storage sites.
    Location Intelligence

    Current Use by Public Records

    Self storage facilities

    Map

    City
    Amboy
    County
    Lee
    State
    Illinois
    Longitude
    -89.348
    Latitude
    41.7017

    FAQs

    What type of property is this?
    Self storage facility - Self-storage facility near Amboy, IL, with expansion potential.
    Where is this self storage facility located?
    The property is located at 672 US Rt. 52 Road Amboy, IL.
    What is the asking price?
    The asking price for this property is $530,000.
    What are key features of this property?
    This property features: High growth potential with land available for an estimated additional 18,000 square feet of storage.; Located near Woodhaven Lakes RV Park (over 6,000 sites), providing a large potential customer base.; Newly constructed in 2022, minimizing initial capital expenditures for repairs and upgrades.
    (217) 202-0924
    We can help!
    Listing Contact
    Jon Fisher
    Jon Fisher
    Real Estate License ID: BK3489532
    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.

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