3-Unit Mixed-Use
For Sale
$500,000
102 N Ohio St, Aurora, IL 60505
Street-level retail space with two upper-floor apartments, separate entrances, and rear parking in a B-2 business district.
Property Size2,152 SF
Price / SF$232.34
Days on Market47
Property Features for 102 N Ohio St
General Information
Standard status
Active
Size
2,152 SF
Zoning
B-2
Additional Details
Public Transit
Yes
Multifamily Units
2
Amenities
rear parking
separate entrances
Building Details
Year Built
1929
Buildings
1
Tenancy
Multi
Listing Agency:
T.K. Realty Inc
(630) 543-7000
Listed By:
Omar Nevarez · License #475213506
Source:
Grandviewrealtyservices
Added: Jul 14
Changed: Aug 28
Last Checked: Aug 28 at 9:10PM
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 T.K. Realty Inc
Investment Insights
Based on property information with market context.
Built in 1929, this 2,152-square-foot mixed-use building contains three units: a commercial storefront at street level and two residential apartments on the floors above. The retail area has an updated interior with an open arrangement, while separate entrances support distinct access to the commercial and residential components. The property is being sold as is and includes rear parking.
Located at 102 N Ohio St in downtown Aurora, the property is near restaurants, shopping, entertainment, the Fox River, Metra service, and major highways. B-2 General Business zoning provides the stated land-use designation for the building. The combination of a storefront and upper-level apartments creates a property with both commercial and residential components.
Located at 102 N Ohio St in downtown Aurora, the property is near restaurants, shopping, entertainment, the Fox River, Metra service, and major highways. B-2 General Business zoning provides the stated land-use designation for the building. The combination of a storefront and upper-level apartments creates a property with both commercial and residential components.
Key Highlights
- Three‑unit configuration with one street‑level storefront and two apartments above
- 2,152 SF mixed‑use building constructed in 1929
- B‑2 General Business zoning
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
$29,052
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
5.81%
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%
$581,040
$581.0K
Cap Rate 7%
$415,029
$415.0K
Cap Rate 9%
$322,800
$322.8K
Market Conditions
NOI Build-Up for 2,152 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
$51.6K $24.00/SF
− Vacancy
−$5.2K −$2.40/SF
EGI
$46.5K $21.60/SF
− OpEx
−$17.4K −$8.10/SF
NOI
$29.1K $13.50/SF
Area
Aurora, IL
Vacancy
10.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$581,040
Cap Rate 7%
$415,029
Cap Rate 9%
$322,800
Alternative Uses
Best Use
Mixed Use
$415.0K
$363.2K – $484.2K
NOI $29,052 @ 7.0% cap · market cap 5.81%
Second Best
Retail
$298.6K
$261.3K – $348.4K
NOI $20,901 @ 7.0% cap · market cap 4.18%
Theoretical Best
Office A
$616.1K
$539.1K – $718.8K
NOI $43,126 @ 7.0% cap · market cap 8.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
544
Businesses Nearby
Explore this area
Business Placement
Demographics for 60505, IL
57,906
Population
18,681
Households
3.1
Avg Household Size
32
Median Age
13%
College-Educated
64%
High-School Grad
10.1 sq mi
ZIP Area
5,733
Density / Sq Mi
$70,306
Median Household Income
$33,912
Median Earnings
$1,230
Median Rent
$192,500
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Street-level retail space with two upper-floor apartments, separate entrances, and rear parking in a B-2 business district.
Where is this mixed-use property located?
The property is located at 102 N Ohio St Aurora, IL.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Three‑unit configuration with one street‑level storefront and two apartments above; 2,152 SF mixed‑use building constructed in 1929; B‑2 General Business zoning
