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    110 N River St East Dundee, IL 60118

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    For Lease
    $25 SF/Yr

    New construction retail/office space in a vibrant downtown location.

    Property size:
    6,532 SF
    Added:
    Dec 1, 2025
    Days on Market:
    121
    Last Refresh:
    Mar 25 at 9:05 pm

    Property Features for 110 N River St

    General Information

    Standard status
    Active
    Size
    6,532 SF

    We can help!

    Listing Contact
    Brian Cowell
    Brian Cowell

    Listing agent Brian Cowell

    Listing office Premier Commercial Realty

    Listing date Dec 1, 2025

    Source Exprealty

    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 Premier Commercial Realty

    Overview

    New Retail/Office Space in Dundee

    This new construction space offers 6,532 square feet in a vibrant and active downtown East Dundee location in the Fox Valley. The space is suited for a wide range of medical, wellness, professional, education, specialty retail, and service-oriented concepts. It features direct ADA access from the attached multi-level parking garage and abundant village street parking. The flexible floor plan is surrounded by thriving shops and entertainment, benefiting from strong daily traffic and immediate consumer draw. This suburban town-center opportunity offers exceptional access, strong demographics, and maximum flexibility. It is ideal for medical, urgent care, physical therapy and rehabilitation, dermatology, medspa, wellness clinics, dental and vision practices, salon suites, beauty and personal care, pet wellness and veterinary services, dog daycare, professional and financial services, tech offices, STEM learning, youth education, and high-end specialty retail and showrooms such as bridal, boutique apparel, and home design. The space is not available for restaurant or bar use.
    Location Intelligence

    Current Use by Public Records

    Retail space

    Map

    City
    East Dundee
    County
    Cook
    State
    Illinois
    Longitude
    -88.3234
    Latitude
    42.1081

    Nearby Similar for Lease

    • Contact for pricing

      Retail Space with Signage

      Retail space available for rent with prominent signage opportunity.
      545 Dundee Ave, East Dundee, IL 60118
      View Details
    • Contact for pricing

      East Dundee Office Spaces Available

      Office spaces for rent in central location.
      10 E Main St, East Dundee, IL 60118
      View Details

    FAQs

    What type of property is this?
    Retail space - New construction retail/office space in a vibrant downtown location.
    Where is this retail space located?
    The property is located at 110 N River St East Dundee, IL.
    What is the lease rate?
    The lease rate is $25 SF/Yr.
    What are key features of this property?
    This property features: Prime downtown location in vibrant East Dundee with strong traffic and consumer draw.; New construction with 6,532 sq ft of flexible space suitable for diverse business types (excluding restaurants/bars).; Direct ADA access from attached multi‑level parking garage and abundant street parking.
    (847) 854-2300
    We can help!
    Listing Contact
    Brian Cowell
    Brian Cowell
    Learn More
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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.

    More about this property
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