Penthouse Duplex Residential Income
For Sale
$615,000
1000 W WASHINGTON Boulevard Unit 430, Chicago, IL 60607
Two-level residence with exposed timber construction, private outdoor space, and extensive building services in Chicago’s West Loop.
Property Size1,700 SF
Price / SF$361.76
Days on Market13
Property Features for 1000 W WASHINGTON Boulevard Unit 430
General Information
Standard status
Active
Size
1,700 SF
Property subtype
1/2 Duplex,Condo,Condo-Loft
Taxes and HOA fees
Annual Taxes
$13,078
Building Details
Building Size
1,700 SF
Year Built
1882
Listing Agency:
Baird & Warner
Listed By:
Nicholas Colagiovanni · License #475132688
(312) 501-5151
Source:
Harkinsandassociates
Added: Aug 21
Changed: Aug 31
Last Checked: Sep 1 at 10:37PM
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 Baird & Warner
Investment Insights
Based on property information with market context.
Residence 430 is a 1,700-square-foot penthouse duplex within a building originally constructed in 1882. The home combines exposed timber ceilings reaching 17' to 22', structural columns and beams, oak tongue-and-groove flooring, and a living-room fireplace. Its main level includes a second bedroom, elevated office, full bathroom, separate dining and living areas, open kitchen, peninsula, granite surfaces, stainless steel appliances, wine cooler, and in-unit laundry. The upper level contains the primary suite with a walk-in closet, built-ins, and a stone-finished bathroom with a large shower. A private deck extends from the living room, with under-stair storage and an additional storage cage.
The property is located at 1000 W Washington Boulevard in Chicago’s West Loop, near the Green and Pink lines at Lake and Morgan, 1.5 blocks away. Randolph’s Restaurant Row, Fulton Market, Whole Foods, Mariano’s, Target, parks, restaurants, and other local amenities are nearby. Building services include 24-hour doorstaff, onsite management, maintenance and engineering, freight elevators, a loading dock, high-speed 1-GIG internet, and additional resident storage.
The property is located at 1000 W Washington Boulevard in Chicago’s West Loop, near the Green and Pink lines at Lake and Morgan, 1.5 blocks away. Randolph’s Restaurant Row, Fulton Market, Whole Foods, Mariano’s, Target, parks, restaurants, and other local amenities are nearby. Building services include 24-hour doorstaff, onsite management, maintenance and engineering, freight elevators, a loading dock, high-speed 1-GIG internet, and additional resident storage.
Key Highlights
- 1,700‑square‑foot penthouse duplex at 1000 W WASHINGTON Boulevard Unit: 430
- 17' to 22' exposed timber ceilings with columns and beams in an 1882 building
- Private deck, fireplace, oak hardwood floors, and separate dining and living areas
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
$26,060
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
4.24%
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%
$521,200
$521.2K
Cap Rate 7%
$372,286
$372.3K
Cap Rate 9%
$289,556
$289.6K
Market Conditions
NOI Build-Up for 1,700 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
$50.0K $29.40/SF
− Vacancy
−$2.6K −$1.53/SF
EGI
$47.4K $27.87/SF
− OpEx
−$21.3K −$12.54/SF
NOI
$26.1K $15.33/SF
Area
Chicago, IL
Vacancy
5.20%
Lease Rate
$29.40 /SF/Yr
Expense Ratio
45.00%
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%
$521,200
Cap Rate 7%
$372,286
Cap Rate 9%
$289,556
Alternative Uses
Best Use
Apartment 5plus
$372.3K
$325.8K – $434.3K
NOI $26,060 @ 7.0% cap · market cap 4.24%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$801.5K
$701.4K – $935.1K
NOI $56,108 @ 7.0% cap · market cap 9.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
8,781
Businesses Nearby
Explore this area
Business Placement
Demographics for 60607, IL
31,816
Population
16,540
Households
1.9
Avg Household Size
31
Median Age
81%
College-Educated
97%
High-School Grad
2.3 sq mi
ZIP Area
13,833
Density / Sq Mi
$126,307
Median Household Income
$79,870
Median Earnings
$2,333
Median Rent
$494,300
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Two-level residence with exposed timber construction, private outdoor space, and extensive building services in Chicago’s West Loop.
Where is this residential income property located?
The property is located at 1000 W WASHINGTON Boulevard Unit 430 Chicago, IL.
What is the asking price?
The asking price for this property is $615,000.
What are key features of this property?
This property features: 1,700‑square‑foot penthouse duplex at 1000 W WASHINGTON Boulevard Unit: 430; 17' to 22' exposed timber ceilings with columns and beams in an 1882 building; Private deck, fireplace, oak hardwood floors, and separate dining and living areas
