Shadow-Anchored NNN Shopping
For Sale
Contact for pricing
1085 S Roselle Rd, Schaumburg, IL 60193
NNN center is 98% occupied with a Jewel-Osco shadow anchor and long-tenured specialty and service tenants.
Property Size53,782 SF
Price / SF$181.66
Days on Market142
Property Features for 1085 S Roselle Rd
General Information
Standard status
Active
Size
53,782 SF
Property subtype
RETAIL
Occupancy
98%
Site & Location
Traffic Count
50,465 vehicles/day
Highway Access
Yes
Building Details
Tenancy
Multi
Listing Agency:
Cooper Commercial Investment Group
(216) 562-1981
Listed By:
Bob Havasi · License #SAL.2006007277
Source:
Moodyscre
Added: Apr 21
Changed: Aug 12
Last Checked: Jul 22 at 9:33AM
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 Cooper Commercial Investment Group
Investment Insights
Based on property information with market context.
This NNN shopping center is 98% occupied and anchored by a Jewel-Osco shadow location. Jewel-Osco recently (2023) completed a “Re-Grand Opening” following extensive interior remodeling intended to modernize the space and enhance service departments. The center also includes long-tenured tenants, with several operations reportedly exceeding 15 years.
Anchors The Dental Store (11.58% of GLA) and Play it Again Sports (9.69% of GLA) have been at their locations since 1996 and 1993, respectively. The property is positioned near Route 390 and Interstate 290, with visibility and easy access in a high-traffic retail corridor described as 50,465 VPD.
The offering totals approximately 53,782 square feet and includes a mix of national, regional, and local tenants. No single tenant is reported to occupy more than 13% of rental income. Demographic information provided indicates over 260,000 residents and average household incomes over $134,000 within a 5-mile radius.
Anchors The Dental Store (11.58% of GLA) and Play it Again Sports (9.69% of GLA) have been at their locations since 1996 and 1993, respectively. The property is positioned near Route 390 and Interstate 290, with visibility and easy access in a high-traffic retail corridor described as 50,465 VPD.
The offering totals approximately 53,782 square feet and includes a mix of national, regional, and local tenants. No single tenant is reported to occupy more than 13% of rental income. Demographic information provided indicates over 260,000 residents and average household incomes over $134,000 within a 5-mile radius.
Key Highlights
- NNN retail center that is 98% occupied.
- Jewel‑Osco shadow anchor; recently (2023) re‑grand opening following extensive interior remodeling to modernize service departments.
- Anchors include The Dental Store (11.58% of GLA) and Play it Again Sports (9.69% of GLA), operating at the locations since 1996 and 1993.
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
$746,503
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
7.64%
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%
$14,930,060
$14.9M
Cap Rate 7%
$10,664,329
$10.7M
Cap Rate 9%
$8,294,478
$8.3M
Market Conditions
NOI Build-Up for 53,782 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
$1.16M $21.60/SF
− Vacancy
−$95.3K −$1.77/SF
EGI
$1.07M $19.83/SF
− OpEx
−$319.9K −$5.95/SF
NOI
$746.5K $13.88/SF
Area
Cook County, IL
Vacancy
8.20%
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%
$14,930,060
Cap Rate 7%
$10,664,329
Cap Rate 9%
$8,294,478
Alternative Uses
Best Use
Retail
$10.66M
$9.33M – $12.44M
NOI $746,503 @ 7.0% cap · market cap 7.64%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$18.57M
$16.25M – $21.66M
NOI $1,299,793 @ 7.0% cap · market cap 13.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
50,465 VPD
Traffic count
98%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
624
Businesses Nearby
126k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 39%
Dining 38%
Shops & Services 16%
Apparel 3%
Jewel-Osco
Groceries
49,520 visits/mo
0.0 miles
Starbucks
Dining
15,767 visits/mo
0.2 miles
Chase Bank
Shops & Services
13,229 visits/mo
0.1 miles
Taco Bell
Dining
10,305 visits/mo
0.3 miles
Burger King
Dining
8,965 visits/mo
0.1 miles
Demographics for 60193, IL
40,805
Population
16,478
Households
2.5
Avg Household Size
42
Median Age
44%
College-Educated
96%
High-School Grad
8.8 sq mi
ZIP Area
4,637
Density / Sq Mi
$92,284
Median Household Income
$57,707
Median Earnings
$1,699
Median Rent
$317,900
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - NNN center is 98% occupied with a Jewel-Osco shadow anchor and long-tenured specialty and service tenants.
Where is this shopping center located?
The property is located at 1085 S Roselle Rd Schaumburg, IL.
What is the asking price?
The asking price for this property is $9,770,000.
What are key features of this property?
This property features: NNN retail center that is 98% occupied.; Jewel‑Osco shadow anchor; recently (2023) re‑grand opening following extensive interior remodeling to modernize service departments.; Anchors include The Dental Store (11.58% of GLA) and Play it Again Sports (9.69% of GLA), operating at the locations since 1996 and 1993.
