Upscale Medical Office Space
For Sale
$385,000
1000 Randall Road Suite 225, Geneva, IL 60134
Turnkey medical office space with ample parking and natural light.
Property Size21,750 SF
Price / SF$192.50
Days on Market164
Property Features for 1000 Randall Road Suite 225
General Information
Standard status
Active
Size
21,750 SF
Class
B
Property subtype
Office
Building Details
Building Size
21,750 SF
Year Built
1990
Listing Agency:
Murray Commercial
(630) 244-3272
Listed By:
Jace Murray
(630) 244-3272
Source:
Murraycommercial
Added: Mar 6
Changed: Aug 8
Last Checked: Aug 16 at 4:42AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Murray Commercial
Investment Insights
Based on property information with market context.
This property is located on the west side of Randall Road, south of Northwestern Medicine Delnor Hospital. The available unit is an upscale medical office on the second floor of a professional building with high visitor traffic. The 2,000+ SF space features front and back entries, abundant natural light, storage, and ample parking. The current layout includes five exam rooms, a large recovery area, a large procedure room, a waiting area, a reception area, a kitchen, and two restrooms (patient & staff). This well-maintained building and grounds are managed by a condominium association. The space could be converted to meet various needs, presenting an ideal investment or owner/user opportunity. It is located approximately 1.5 miles from Northwestern Medicine Delnor Hospital.
Key Highlights
- Turnkey 2,000+\/- SF medical office space, easily convertible to other uses.
- Located near Northwestern Medicine Delnor Hospital (1.5 miles) on Randall Road.
- Ample parking and front/back entries for convenient access.
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
$27,791
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
7.22%
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%
$555,820
$555.8K
Cap Rate 7%
$397,014
$397.0K
Cap Rate 9%
$308,789
$308.8K
Market Conditions
NOI Build-Up for 2,000 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
$50.4K $25.20/SF
− Vacancy
−$4.1K −$2.04/SF
EGI
$46.3K $23.16/SF
− OpEx
−$18.5K −$9.26/SF
NOI
$27.8K $13.90/SF
Area
Kane County, IL
Vacancy
8.10%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
40.00%
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%
$555,820
Cap Rate 7%
$397,014
Cap Rate 9%
$308,789
Alternative Uses
Best Use
Healthcare Medical
$397.0K
$347.4K – $463.2K
NOI $27,791 @ 7.0% cap · market cap 7.22%
Second Best
Office B
$394.0K
$344.7K – $459.6K
NOI $27,577 @ 7.0% cap · market cap 7.16%
Theoretical Best
Office A
$690.5K
$604.2K – $805.6K
NOI $48,336 @ 7.0% cap · market cap 12.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,379
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 60134, IL
30,503
Population
11,159
Households
2.7
Avg Household Size
42
Median Age
66%
College-Educated
97%
High-School Grad
14.6 sq mi
ZIP Area
2,089
Density / Sq Mi
$148,283
Median Household Income
$66,586
Median Earnings
$1,816
Median Rent
$427,300
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Turnkey medical office space with ample parking and natural light.
Where is this medical office space located?
The property is located at 1000 Randall Road Suite 225 Geneva, IL.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: Turnkey 2,000+\/- SF medical office space, easily convertible to other uses.; Located near Northwestern Medicine Delnor Hospital (1.5 miles) on Randall Road.; Ample parking and front/back entries for convenient access.
