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    Two-Story Office Building in Frankfort Title is generated by Realmo AI

    9999 W Lincoln Highway, Frankfort, IL 60423

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    For Sale
    $1,200,000

    COMMERCIAL - Frankfort, IL

    Type:Office
    Lot size:
    1.15 Acres
    Added:
    Apr 18, 2024
    Days on Market:
    766
    Last Refresh:
    May 23 at 3:06 pm

    Property Features for 9999 W Lincoln Highway

    General Information

    Property type
    Commercial Sale
    Property subtype
    Office
    Zoning
    OFFIC
    Standard status
    Active
    APN
    1909213070081005
    Lot size
    1.15 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    15586

    Utilities

    Cooling system
    Zoned, Central Air

    Building Details

    Year built
    2007
    Floors in Building
    2
    Flooring type
    Vinyl, Carpet
    Building materials
    Brick

    We can help!

    Listing Contact
    Stephen Harris

    Listing agent Stephen Harris License #475099011

    Listing office RE/MAX 1st Service 15341 S 94th Avenue, Suite 1, Orland Park, IL

    Listing date Apr 18, 2024

    MLS# 12033000

    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

    • Two‑story office building with a separate entrance for the second floor, allowing for potential rental income.
    • Finished basement with offices, kitchen, conference room, computer room, bathroom, and storage, offering additional workspace.
    • First floor features a reception area, 6 private offices, a large open area with workstations, a conference room, a copy room, 2 bathrooms, and an elevator.
    • Second floor includes 3 private offices, a large open area with workstations, and a full bath.
    • Located in the Presidents Row Office Complex.
    • Built in 2007 with brick construction and central air/zoned cooling.

    Overview

    This two-story office building is located in the Presidents Row office complex. The first floor features a reception/waiting area, six private offices, a large open area with workstations, a conference room, a copy room, two bathrooms, and an elevator. The second story, which has a separate entrance and can be rented out separately, includes three private offices, a large open area with workstations, and a full bath. The mostly finished full basement contains three private offices, a kitchen, a bathroom, a conference room, a computer room, and storage space. The large storage area in the basement has the potential to be converted into additional work spaces. The property is zoned OFFIC and is situated on a 1.1478-acre lot.
    Property Profile Location Intelligence

    Current Use by Public Records

    Office buildings

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Frankfort
    County
    Will
    State
    Illinois
    Longitude
    -87.859796
    Latitude
    41.505724

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    FAQs

    What type of property is this?
    Office building - Two-story office building with finished basement in Presidents Row.
    Where is this office building located?
    The property is located at 9999 W Lincoln Highway Frankfort, IL.
    What is the asking price?
    The asking price for this property is $1,200,000.
    What are key features of this property?
    This property features: Two‑story office building with a separate entrance for the second floor, allowing for potential rental income.; Finished basement with offices, kitchen, conference room, computer room, bathroom, and storage, offering additional workspace.; First floor features a reception area, 6 private offices, a large open area with workstations, a conference room, a copy room, 2 bathrooms, and an elevator.
    (708) 675-1600
    We can help!
    Listing Contact
    Stephen Harris
    Real Estate License ID: 475099011
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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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