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    Arlington Heights 121-Unit Hotel For Sale Title is generated by Realmo AI

    1415 West Dundee Road, Arlington Heights, IL 60004

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    For Sale
    $6,950,000

    121-unit Days Inn & Suites by Wyndham – Arlington Heights, IL

    Property size:
    47,700 SF
    Price / SF:
    $145/SF
    Added:
    Jan 28, 2025
    Days on Market:
    478
    Last Refresh:
    Mar 16 at 9:06 am

    Property Features for 1415 West Dundee Road

    General Information

    Standard status
    Active
    Property type
    Hotels, Other hospitality properties, Other residential income properties, Hospitality properties, Residential income properties
    Size
    47,700 SF
    Elevators
    Yes

    Building Details

    Year Built
    1989
    Buildings
    1
    Stories
    4
    Units
    121

    We can help!

    Listing Contact
    Mac Bleier

    Listing agent Mac

    Listing office

    Listing date Jan 28, 2025

    HighLights

    • 121 units, interior corridor, 4‑story, 2 elevators
    • Priced to sell at $57,438 per key
    • Substantial renovation recently complete with minimal PIP expected for new owner
    • Located 18 miles from O’Hare Airport and 36 miles from Downtown Chicago

    Overview

    The Days Inn & Suites is a 121-unit hotel located in Arlington Heights, Illinois. The four-story hotel features interior corridors and two elevators. The property has undergone substantial renovations. The hotel is situated approximately 18 miles from O'Hare International Airport and 25 miles northwest of downtown Chicago. The property's location provides access to major highways, the Arlington International Racecourse, downtown shopping and dining, and parks and recreational facilities. The hotel's strategic location near the airport and Chicago makes it an attractive destination for business and leisure travelers. The property contains 47,700 square feet. The trailing twelve-month revenue was $1,640,658 as of October 2024.

    Financial Insights

    Value Estimation Calculated for Apartment 5plus

    Conservative
    $4.31M
    NOI $388,060 @ 9.00% cap · cautious / downside scenario
    Moderate
    $5.54M
    NOI $388,060 @ 7.00% cap · market / base-case scenario
    Aggressive
    $7.76M
    NOI $388,060 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Apartment 5plus

    Component $ $/SF
    Gross rent $732.7k $15.36
    − Vacancy −$27.1k −$0.57
    EGI $705.6k $14.79
    − OpEx −$317.5k −$6.66
    NOI $388.1k $8.14
    47,700 SF · lease $15.36/SF/yr · vacancy 3.70% · expense 45.00%

    Alternative Use Scenarios

    Best Use
    Apartment 5plus
    $5.54M
    $4.85M – $6.47M (±1% cap)
    NOI $388,060 @ 7.0% cap · market cap 5.58%
    Second Best
    Hotel Hospitality
    $3.96M
    $3.47M – $4.62M (±1% cap)
    NOI $277,328 @ 7.0% cap · market cap 3.99%
    Theoretical Best
    Office A
    $11.71M
    $10.25M – $13.66M (±1% cap)
    NOI $819,791 @ 7.0% cap · market cap 11.80%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Isalis (Bike/Boat/Book/etc) Store Party City Party Supply Store Skunk Funk Big Box & Wholesale Store Carl's Trading Co Hat Shop Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store

    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.

    Location Insight

    • Map
    • Local Demand
    City
    Arlington Heights
    County
    Sangamon
    State
    Illinois
    Longitude
    -87.9793
    Latitude
    42.1121

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    FAQs

    What type of property is this?
    Hotel - 121-unit Days Inn & Suites by Wyndham – Arlington Heights, IL
    Where is this hotel located?
    The property is located at 1415 West Dundee Road Arlington Heights, IL.
    What is the asking price?
    The asking price for this property is $6,950,000.
    What are key features of this property?
    This property features: 121 units, interior corridor, 4‑story, 2 elevators; Priced to sell at $57,438 per key; Substantial renovation recently complete with minimal PIP expected for new owner
    (805) 557-8867
    We can help!
    Listing Contact
    Mac Bleier
    Learn More
    Request Owner's contact information
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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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