Industrial Distribution Facility with
For Sale
$5,000,000
11040 King Street, Franklin Park, IL 60131
Industrial facility zoned I-2 featuring 8 interior docks, 16' clear heights, and 3,000 amps of power.
Property Size101,800 SF
Lot Size3.54 Acres
Price / SF$49.12
Days on Market96
Property Features for 11040 King Street
General Information
Standard status
Active
Size
101,800 SF
Lot size
3.54 Acres
Property subtype
Industrial
Zoning
I-2
Site & Location
Traffic Count
181,900 vehicles/day
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Clear Height
16 ft
Dock-High Doors
8
Heavy Power
Yes
Building Details
Building Size
101,800 SF
Year Built
1966
Listing Agency:
NAI Hiffman | Oakbrook Terrace
Listed By:
Dan Leahy · License #475124402
(630) 691-0604
Source:
Hiffman
Added: Jun 2
Changed: Sep 2
Last Checked: Sep 5 at 5:59AM
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 NAI Hiffman | Oakbrook Terrace
Investment Insights
Based on property information with market context.
11040 King Street is a functional industrial facility totaling 101,800 square feet, supported by approximately 6,000 square feet of office space. The warehouse offers 16’ clear ceiling heights and is served by eight interior docks, with 3,000 amps at 480 volts electrical service.
The property has frontage along I-294 and is positioned for access to multiple major transportation corridors, including I-294, I-90, I-290, I-355, IL-390, IL-19 (Irving Park Road), IL-83 (Kingery Highway / Busse Road), and IL-64 (North Avenue). The offering is zoned I-2 and is intended to support a range of industrial uses such as warehousing, distribution, and light or heavy manufacturing.
This site presents a practical warehouse configuration for users seeking meaningful dock capacity and solid power service within the West Cook County industrial submarket.
The property has frontage along I-294 and is positioned for access to multiple major transportation corridors, including I-294, I-90, I-290, I-355, IL-390, IL-19 (Irving Park Road), IL-83 (Kingery Highway / Busse Road), and IL-64 (North Avenue). The offering is zoned I-2 and is intended to support a range of industrial uses such as warehousing, distribution, and light or heavy manufacturing.
This site presents a practical warehouse configuration for users seeking meaningful dock capacity and solid power service within the West Cook County industrial submarket.
Key Highlights
- 101,800 SF industrial facility built in 1966 with zoning I‑2 for a range of industrial uses
- 8 interior loading docks and 16' clear ceiling height
- 3,000 amps @ 480 volts electrical service
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
$438,215
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
8.76%
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%
$8,764,300
$8.8M
Cap Rate 7%
$6,260,214
$6.3M
Cap Rate 9%
$4,869,056
$4.9M
Market Conditions
NOI Build-Up for 101,800 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
$659.7K $6.48/SF
− Vacancy
−$33.6K −$0.33/SF
EGI
$626.0K $6.15/SF
− OpEx
−$187.8K −$1.84/SF
NOI
$438.2K $4.30/SF
Area
Cook 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%
$8,764,300
Cap Rate 7%
$6,260,214
Cap Rate 9%
$4,869,056
Alternative Uses
Best Use
Warehouse
$7.60M
$6.65M – $8.87M
NOI $532,118 @ 7.0% cap · market cap 10.64%
Second Best
Industrial
$6.26M
$5.48M – $7.30M
NOI $438,215 @ 7.0% cap · market cap 8.76%
Theoretical Best
Office A
$35.15M
$30.75M – $41.00M
NOI $2,460,283 @ 7.0% cap · market cap 49.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
16 ft
Clear height
8
Dock-high doors
181,900 VPD
Traffic count
Yes
Heavy power
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
276
Businesses Nearby
Explore this area
Business Placement
Demographics for 60131, IL
18,205
Population
6,120
Households
3
Avg Household Size
39
Median Age
19%
College-Educated
77%
High-School Grad
5.4 sq mi
ZIP Area
3,371
Density / Sq Mi
$76,404
Median Household Income
$39,117
Median Earnings
$1,092
Median Rent
$261,800
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?
Manufacturing property - Industrial facility zoned I-2 featuring 8 interior docks, 16' clear heights, and 3,000 amps of power.
Where is this manufacturing property located?
The property is located at 11040 King Street Franklin Park, IL.
What is the asking price?
The asking price for this property is $5,000,000.
What are key features of this property?
This property features: 101,800 SF industrial facility built in 1966 with zoning I‑2 for a range of industrial uses; 8 interior loading docks and 16' clear ceiling height; 3,000 amps @ 480 volts electrical service
