Four-Building Self-Storage
New
For Sale
$575,000
1001 W Route 34, Plano, IL 60545
Business Opportunity, Plano, IL
Property Size9,600 SF
Lot Size0.79 Acres
Price / SF$59.90
Days on Market2
Property Features for 1001 W Route 34
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
Located on Route 34 between Fox River Drive and Little Rock Road.
Subdivision
Plano
Standard status
Active
APN
0128227017
Lot size
0.79 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
8329
Building Details
Floors in Building
1
Listing Agency:
Flanagan Realty, LLC.
(630) 791-0505
Listed By:
Daniel Flanagan · License #471000084
(630) 388-8522
Added: Aug 25
Last Checked: Aug 26 at 1:06PM
MLS# 12742827
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.
Investment Insights
Based on property information with market context.
This operating self-storage property comprises four Morton buildings, each measuring 2,400 SF, for a total of 9,600 SF of building area. The facility is offered in its existing condition and includes a use restriction limiting future competition with convenience stores.
The property is positioned at 1001 W Route 34 in Plano, with access from Route 34 and neighboring gas station and convenience store uses. The sale is structured on an as-is, where-is basis, and the seller will not provide financial information or a rent roll.
The property is positioned at 1001 W Route 34 in Plano, with access from Route 34 and neighboring gas station and convenience store uses. The sale is structured on an as-is, where-is basis, and the seller will not provide financial information or a rent roll.
Key Highlights
- Four Morton self‑storage buildings at 2,400 SF each
- 9,600 SF total building area
- Operating facility at 1001 W Route 34, Plano, IL 60545
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
$50,180
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
8.73%
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%
$1,003,600
$1.0M
Cap Rate 7%
$716,857
$716.9K
Cap Rate 9%
$557,556
$557.6K
Market Conditions
NOI Build-Up for 9,600 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
$62.2K $6.48/SF
− Vacancy
−$3.2K −$0.33/SF
EGI
$59.0K $6.15/SF
− OpEx
−$8.9K −$0.92/SF
NOI
$50.2K $5.23/SF
Area
Kendall County, IL
Vacancy
5.10%
Lease Rate
$6.48 /SF/Yr
Expense Ratio
15.00%
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%
$1,003,600
Cap Rate 7%
$716,857
Cap Rate 9%
$557,556
Alternative Uses
Best Use
Self Storage
$1.28M
$1.12M – $1.50M
NOI $89,801 @ 7.0% cap · market cap 15.62%
Second Best
Warehouse
$716.9K
$627.3K – $836.3K
NOI $50,180 @ 7.0% cap · market cap 8.73%
Theoretical Best
Office A
$3.31M
$2.90M – $3.87M
NOI $232,011 @ 7.0% cap · market cap 40.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
13
Businesses Nearby
Explore this area
Business Placement
Demographics for 60545, IL
13,888
Population
4,982
Households
2.8
Avg Household Size
34
Median Age
27%
College-Educated
93%
High-School Grad
36.6 sq mi
ZIP Area
379
Density / Sq Mi
$84,920
Median Household Income
$47,134
Median Earnings
$1,571
Median Rent
$235,500
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Operating facility with Route 34 access beside a gas station and convenience store.
Where is this self storage facility located?
The property is located at 1001 W Route 34 Plano, IL.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: Four Morton self‑storage buildings at 2,400 SF each; 9,600 SF total building area; Operating facility at 1001 W Route 34, Plano, IL 60545
