Mixed-Use Property with Private
New
For Sale
$289,900
11125 S Kedzie Avenue, Chicago, IL 60655
Retail and office space near CTA bus service, Walgreens, and established neighborhood businesses.
Property Size1,300 SF
Price / SF$223
Days on Market7
Property Features for 11125 S Kedzie Avenue
General Information
Standard status
Active
Size
1,300 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$4,926
Amenities
Central air
Central Air Cooling
Membrane Roof
Building Details
Year Built
1919
Listing Agency:
FINDERS PLUS REAL ESTATE
(312) 554-8840
Listed By:
LAUREN LOWERY · License #471004471
(312) 315-5453
Source:
Corcoran
Added: Sep 10
Changed: Sep 15
Last Checked: Sep 15 at 7:39AM
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 FINDERS PLUS REAL ESTATE
Investment Insights
Based on property information with market context.
This mixed-use commercial property combines retail and office potential within approximately 1,300 square feet. Built in 1919, the site offers a compact footprint for reconfiguration, redevelopment, or continued commercial use, subject to applicable approvals. Private parking adds convenience for customers, employees, and visitors.
The property is located at 11125 S Kedzie Avenue in Chicago’s Mt. Greenwood community, near the intersection of 111th Street and Kedzie Avenue. Multiple CTA bus lines serve the area, while Walgreens, a wellness spa, and other neighborhood businesses are located nearby. Its position within a dense residential setting provides access to established pedestrian activity and surrounding local demand.
The property is located at 11125 S Kedzie Avenue in Chicago’s Mt. Greenwood community, near the intersection of 111th Street and Kedzie Avenue. Multiple CTA bus lines serve the area, while Walgreens, a wellness spa, and other neighborhood businesses are located nearby. Its position within a dense residential setting provides access to established pedestrian activity and surrounding local demand.
Key Highlights
- Approximately 1,300 SF mixed‑use retail and office property
- Built in 1919
- Private parking included
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
$21,938
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
7.57%
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%
$438,760
$438.8K
Cap Rate 7%
$313,400
$313.4K
Cap Rate 9%
$243,756
$243.8K
Market Conditions
NOI Build-Up for 1,300 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
$39.0K $30.00/SF
− Vacancy
−$3.9K −$3.00/SF
EGI
$35.1K $27.00/SF
− OpEx
−$13.2K −$10.13/SF
NOI
$21.9K $16.88/SF
Area
Chicago, 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%
$438,760
Cap Rate 7%
$313,400
Cap Rate 9%
$243,756
Alternative Uses
Best Use
Mixed Use
$313.4K
$274.2K – $365.6K
NOI $21,938 @ 7.0% cap · market cap 7.57%
Second Best
Retail
$256.9K
$224.8K – $299.8K
NOI $17,985 @ 7.0% cap · market cap 6.20%
Theoretical Best
Office A
$612.9K
$536.3K – $715.1K
NOI $42,906 @ 7.0% cap · market cap 14.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
780
Businesses Nearby
29k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 70%
Dining 17%
Beauty & Spa 14%
7-Eleven
Shops & Services
7,494 visits/mo
0.4 miles
Exxon
Shops & Services
5,406 visits/mo
0.4 miles
Shell
Shops & Services
5,201 visits/mo
0.5 miles
Beggars Pizza
Dining
4,031 visits/mo
0.5 miles
Great Clips
Beauty & Spa
2,915 visits/mo
0.5 miles
Demographics for 60655, IL
27,837
Population
11,277
Households
2.5
Avg Household Size
39
Median Age
47%
College-Educated
97%
High-School Grad
4.4 sq mi
ZIP Area
6,327
Density / Sq Mi
$114,443
Median Household Income
$72,169
Median Earnings
$1,468
Median Rent
$303,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Chicago, IL
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Retail and office space near CTA bus service, Walgreens, and established neighborhood businesses.
Where is this mixed-use property located?
The property is located at 11125 S Kedzie Avenue Chicago, IL.
What is the asking price?
The asking price for this property is $289,900.
What are key features of this property?
This property features: Approximately 1,300 SF mixed‑use retail and office property; Built in 1919; Private parking included
