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10800 S Doty Ave, Chicago, IL 60628
Large retail property in Chicago’s Pullman Park with established commercial surroundings and a substantial consumer and employment base.
Property Size72,533 SF
Lot Size18.90 Acres
Price / SF$172.34
Days on Market4
Property Features for 10800 S Doty Ave
General Information
Standard status
Active
Size
72,533 SF
Lot size
18.90 Acres
Property subtype
RETAIL
Building Details
Buildings
1
Tenancy
Multi
Listing Agency:
Legacy Real Estate Advisors
(248) 892-9691
Listed By:
Rami Gulli · License ###6501453450
(248) 892-9691
Source:
Moodyscre
Added: Aug 18
Changed: Aug 21
Last Checked: Aug 21 at 4:25AM
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 Legacy Real Estate Advisors
Investment Insights
Based on property information with market context.
Positioned in Pullman Park, this Chicago retail property comprises a 72,533-square-foot multi-tenant building on an 18.9-acre site. The scale of the improvements and land area supports a substantial shopping-center configuration within an established commercial setting.
The property sits in a dense retail corridor with national retailers including Walmart, Home Depot, McDonald’s, and Starbucks identified in the surrounding area. Demographic data includes more than 10,300 residents within 1 mile and over 128,500 residents within 3 miles, along with more than 28,300 daytime employees within 3 miles. Midway International Airport is 14.8 miles away, representing an approximately 32-minute drive.
The property sits in a dense retail corridor with national retailers including Walmart, Home Depot, McDonald’s, and Starbucks identified in the surrounding area. Demographic data includes more than 10,300 residents within 1 mile and over 128,500 residents within 3 miles, along with more than 28,300 daytime employees within 3 miles. Midway International Airport is 14.8 miles away, representing an approximately 32-minute drive.
Key Highlights
- 72,533 SF multi‑tenant building on an 18.9‑acre lot
- Located in Pullman Park, Chicago, IL
- 10,300+ residents within a 1‑mile radius
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
$1,003,480
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
8.03%
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%
$20,069,600
$20.1M
Cap Rate 7%
$14,335,429
$14.3M
Cap Rate 9%
$11,149,778
$11.1M
Market Conditions
NOI Build-Up for 72,533 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
$1.57M $21.60/SF
− Vacancy
−$133.2K −$1.84/SF
EGI
$1.43M $19.76/SF
− OpEx
−$430.1K −$5.93/SF
NOI
$1.00M $13.83/SF
Area
Chicago, IL
Vacancy
8.50%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
30.00%
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%
$20,069,600
Cap Rate 7%
$14,335,429
Cap Rate 9%
$11,149,778
Alternative Uses
Best Use
Retail
$14.34M
$12.54M – $16.72M
NOI $1,003,480 @ 7.0% cap · market cap 8.03%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$34.20M
$29.92M – $39.90M
NOI $2,393,937 @ 7.0% cap · market cap 19.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
155
Businesses Nearby
45k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Apparel 55%
Shops & Services 45%
Ross Dress for Less
Apparel
22,497 visits/mo
0.5 miles
Dollar Tree
Shops & Services
20,407 visits/mo
0.5 miles
DTLR/VILLA
Apparel
2,213 visits/mo
0.5 miles
Demographics for 60628, IL
62,832
Population
28,736
Households
2.2
Avg Household Size
41
Median Age
24%
College-Educated
87%
High-School Grad
11.0 sq mi
ZIP Area
5,712
Density / Sq Mi
$49,719
Median Household Income
$35,974
Median Earnings
$1,168
Median Rent
$158,500
Median Home Value
Market
Vacancy Rate% for Retail in Chicago, IL
Questions? Ask Rey
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Similar Off Market Nearby
- Quick-Tag — Walmart Supercenter 10900 S DOTY AVE WEST, Chicago, IL 60628
- Pullman Park Shopping Center — 10759 S Doty Ave, Chicago, IL 60628
Frequently Asked Questions
What type of property is this?
Shopping center - Large retail property in Chicago’s Pullman Park with established commercial surroundings and a substantial consumer and employment base.
Where is this shopping center located?
The property is located at 10800 S Doty Ave Chicago, IL.
What is the asking price?
The asking price for this property is $12,500,000.
What are key features of this property?
This property features: 72,533 SF multi‑tenant building on an 18.9‑acre lot; Located in Pullman Park, Chicago, IL; 10,300+ residents within a 1‑mile radius
