Downtown Mixed-Use Commercial
For Sale
Contact for pricing
109 E Hydraulic Ave, Yorkville, IL 60560
Commercial property with existing tenants, Route 47 exposure, and frontage along Hydraulic Avenue near the Fox River.
Property Size4,400 SF
Price / SF$295.23
Days on Market211
Property Features for 109 E Hydraulic Ave
General Information
Standard status
Active
Size
4,400 SF
Property subtype
Mixed Use, Office, Retail
Zoning
Improved Commercial
Occupancy
100%
Lease Type
Gross
Investment Type
Stabilized
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Buildings
1
Stories
2
Units
5
Tenancy
Multi
Listing Agency:
Manges Realty, Inc
(630) 904-5214
Listed By:
Eric Manges · License #IL 471009668
Source:
Crexi
Added: Jan 31
Changed: Aug 30
Last Checked: Aug 30 at 11:16AM
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 Manges Realty, Inc
Investment Insights
Based on property information with market context.
This mixed-use commercial building is positioned in downtown Yorkville with existing tenants in place. The property carries Improved Commercial zoning and offers a combination of office and retail-oriented use potential within a multi-use format.
The building fronts Hydraulic Avenue and is located along IL Route 47, providing exposure from both corridors. Its setting also includes a rear boundary along the Fox River, adding a distinctive physical characteristic to the site. The property is identified as a potential redevelopment site within the growing Yorkville market.
The building fronts Hydraulic Avenue and is located along IL Route 47, providing exposure from both corridors. Its setting also includes a rear boundary along the Fox River, adding a distinctive physical characteristic to the site. The property is identified as a potential redevelopment site within the growing Yorkville market.
Key Highlights
- Mixed‑use commercial building with office and retail‑oriented classification
- Improved Commercial zoning
- Frontage along Hydraulic Avenue
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
$74,250
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
5.72%
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%
$1,485,000
$1.5M
Cap Rate 7%
$1,060,714
$1.1M
Cap Rate 9%
$825,000
$825.0K
Market Conditions
NOI Build-Up for 4,400 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
$132.0K $30.00/SF
− Vacancy
−$13.2K −$3.00/SF
EGI
$118.8K $27.00/SF
− OpEx
−$44.6K −$10.13/SF
NOI
$74.3K $16.88/SF
Area
Kendall County, IL
Vacancy
10.00%
Lease Rate
$30.00 /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%
$1,485,000
Cap Rate 7%
$1,060,714
Cap Rate 9%
$825,000
Alternative Uses
Best Use
Mixed Use
$1.06M
$928.1K – $1.24M
NOI $74,250 @ 7.0% cap · market cap 5.72%
Second Best
Retail
$872.5K
$763.4K – $1.02M
NOI $61,073 @ 7.0% cap · market cap 4.70%
Theoretical Best
Office A
$1.52M
$1.33M – $1.77M
NOI $106,338 @ 7.0% cap · market cap 8.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
17
Businesses Nearby
Explore this area
Business Placement
Demographics for 60560, IL
27,185
Population
10,022
Households
2.7
Avg Household Size
37
Median Age
38%
College-Educated
95%
High-School Grad
79.4 sq mi
ZIP Area
342
Density / Sq Mi
$112,160
Median Household Income
$58,706
Median Earnings
$1,626
Median Rent
$324,900
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial property with existing tenants, Route 47 exposure, and frontage along Hydraulic Avenue near the Fox River.
Where is this mixed-use property located?
The property is located at 109 E Hydraulic Ave Yorkville, IL.
What is the asking price?
The asking price for this property is $1,299,000.
What are key features of this property?
This property features: Mixed‑use commercial building with office and retail‑oriented classification; Improved Commercial zoning; Frontage along Hydraulic Avenue
