Distribution Center with Heavy
For Sale
Contact for pricing
1100 Corporate Dr, McHenry, IL 60050
Three-building industrial campus with substantial office space, loading capacity, trailer parking, and negotiable occupancy for lease or sale.
Property Size376,110 SF
Price / SF$54
Days on Market139
Property Features for 1100 Corporate Dr
General Information
Standard status
Active
Size
376,110 SF
Total Parking Spaces
186
Property subtype
INDUSTRIAL
Warehouse & Industrial
Clear Height
28 ft
Office Build-Out
4,994 SF
Dock-High Doors
16
Trailer Parking
15
Heavy Power
Yes
Building Details
Buildings
3
Listing Agency:
Colliers | Chicago Rosemont
(847) 942-5144
Listed By:
Suzanne Serino, SIOR
(847) 942-5144
Source:
Moodyscre
Added: Apr 16
Changed: Aug 30
Last Checked: Aug 31 at 6:13PM
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 Colliers | Chicago Rosemont
Investment Insights
Based on property information with market context.
This distribution center comprises a 376,110-square-foot, three-building campus at 1100 Corporate Dr in McHenry, Illinois. The property includes 4,994 square feet of office area, 28-foot clear height, 16 dock positions, heavy power, and parking for 186 cars plus 15 trailers.
Occupancy is negotiable, with the property offered for either lease or sale. The campus configuration supports distribution and warehouse operations while providing dedicated office space within the improvements.
Occupancy is negotiable, with the property offered for either lease or sale. The campus configuration supports distribution and warehouse operations while providing dedicated office space within the improvements.
Key Highlights
- 376,110 SF across a three‑building distribution center campus
- 4,994 SF of office space included
- 28' clear height supports warehouse and distribution operations
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
$1,619,027
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
7.83%
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%
$32,380,540
$32.4M
Cap Rate 7%
$23,128,957
$23.1M
Cap Rate 9%
$17,989,189
$18.0M
Market Conditions
NOI Build-Up for 376,110 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
$2.44M $6.48/SF
− Vacancy
−$124.3K −$0.33/SF
EGI
$2.31M $6.15/SF
− OpEx
−$693.9K −$1.84/SF
NOI
$1.62M $4.30/SF
Area
McHenry County, IL
Vacancy
5.10%
Lease Rate
$6.48 /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%
$32,380,540
Cap Rate 7%
$23,128,957
Cap Rate 9%
$17,989,189
Alternative Uses
Best Use
Warehouse
$28.09M
$24.57M – $32.77M
NOI $1,965,962 @ 7.0% cap · market cap 9.50%
Second Best
Industrial
$23.13M
$20.24M – $26.98M
NOI $1,619,027 @ 7.0% cap · market cap 7.83%
Theoretical Best
Office A
$129.85M
$113.62M – $151.50M
NOI $9,089,754 @ 7.0% cap · market cap 43.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
28 ft
Clear height
16
Dock-high doors
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
1,188
Businesses Nearby
Explore this area
Business Placement
Demographics for 60050, IL
31,854
Population
13,399
Households
2.4
Avg Household Size
42
Median Age
25%
College-Educated
91%
High-School Grad
26.4 sq mi
ZIP Area
1,207
Density / Sq Mi
$86,315
Median Household Income
$48,953
Median Earnings
$1,522
Median Rent
$244,500
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Distribution center - Three-building industrial campus with substantial office space, loading capacity, trailer parking, and negotiable occupancy for lease or sale.
Where is this distribution center located?
The property is located at 1100 Corporate Dr McHenry, IL.
What is the asking price?
The asking price for this property is $20,686,048.
What are key features of this property?
This property features: 376,110 SF across a three‑building distribution center campus; 4,994 SF of office space included; 28' clear height supports warehouse and distribution operations
