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    828 N Cass Ave, Unit 1B Westmont, IL 60559

    View on Map
    Sponsored
    For Sale
    $525,000

    COMMERCIAL - Westmont, IL

    Type:Office
    Property size:
    1,000 SF
    Lot size:
    0.34 Acres
    Days on Market:
    2
    Last Refresh:
    Mar 20 at 3:06 am

    Property Features for 828 N Cass Ave

    General Information

    Property type
    Commercial Sale
    Property subtype
    Office
    Standard status
    Active
    Zoning
    OFFIC
    APN
    0904223002
    Size
    1,000 SF
    Lot size
    0.34 Acres

    Utilities

    Cooling system
    Central Air

    Building Details

    Year built
    2009
    Floors in Building
    1
    Number of units
    1
    Flooring type
    Carpet

    We can help!

    Listing Contact
    David McLennan
    David McLennan

    Pearson Group LLC (773) 325-2800

    Listing agent David McLennan (312) 925-7938

    Listing date Mar 19, 2026

    MLS# 12591064

    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.

    Learn more

    Property Insight Report

    Overview

    Westmont Commercial Condo For Sale

    This commercial condo, constructed in 2009, is available for sale. It is located on Cass Avenue in close proximity to medical establishments, including Duly Health and Care (less than 0.5 miles), University of Chicago Medical/Advent Hinsdale (3.8 mi), Hinsdale Surgical Center (3.6), Good Samaritan Hospital (2.3 mi), Endeavor Health (5.0 mi), Loyola Medical (7.1 mi), Urgent Care Center (1.3 miles), Northwestern Immediate Care (3.8 mi), and North American Emergency Center (2.6 mi). The building is in excellent condition and designed to be handicapped accessible. The interior features two reception/waiting areas, two office spaces, a reception/office personnel area with record storage, and three exam rooms. A finished basement adds approximately 1,000 square feet of open space. There are two handicapped-accessible restrooms inside the west entrance. The paved parking lot includes 16 striped parking spaces, with 2 designated as handicapped parking, shared with Unit 1A. Each unit is responsible for its own gas, electric usage, and property taxes. Exterior issues, including landscaping and snow removal, are covered by monthly HOA dues. The property, situated on a 0.34-acre lot, is zoned OFFIC. It is suitable for a medical practice, dentistry, or physical rehabilitation center.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Hinsdale Periodontics & Endodontics Dental Office Browar Andrew W ... Dental Office Szeremeta-Browar, Taisa DDS Dental Office Ryne Julie Dental Office Wayne Audrey L ... Ophthalmologist

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Similar Places Nearby

    VCA West Suburban Veterinary Hospital, West Suburban Veterinary: Muehrcke Alison D DVM, Vidt Jeff w DVM, Roberta Duresa, DVM

    Location Insight

    • Map
    • Local Demand
    City
    Westmont
    County
    DuPage
    State
    Illinois
    Longitude
    -87.9759
    Latitude
    41.8105

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    FAQs

    What type of property is this?
    Medical Office Space - Commercial condo near medical facilities, suitable for medical practice.
    Where is this medical office space located?
    The property is located at 828 N Cass Ave, Unit 1B Westmont, IL.
    What is the asking price?
    The asking price for this property is $525,000.
    What are key features of this property?
    This property features: - Prime location on Cass Avenue, very close to major medical establishments including Duly Health and Care.; - Currently operating as a long-established Ophthalmology practice, ideal for similar medical or related uses.; - Building constructed in 2009 and in excellent condition, designed to be Handicapped Accessible.
    (773) 325-2800
    Request Owner's contact information
    828 N Cass Ave, Unit 1B Westmont, IL 60559
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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
    828 N Cass Ave, Unit 1B Westmont, IL 60559
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    We can help!
    Listing Contact
    David McLennan
    David McLennan
    Real Estate License ID: 475165323
    (773) 325-2800 (312) 925-7938
    Learn more
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