Retail Property with Long-Term
For Sale
Contact for pricing
1125 Garfield St, Oak Park, IL 60304
Newly constructed retail property features a 20-year lease with 2% annual rental escalations.
Property Size13,098 SF
Price / SF$496.55
Days on Market238
Property Features for 1125 Garfield St
General Information
Standard status
Active
Size
13,098 SF
Property subtype
RETAIL
Site & Location
Traffic Count
16,100 vehicles/day
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
2024
Listing Agency:
The Boulder Group - Corporate
(847) 562-8500
Listed By:
Randy Blankstein · License #471005983
(847) 562-0003
Source:
Moodyscre
Added: Jan 12
Changed: Aug 23
Last Checked: Jul 22 at 3:52PM
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 The Boulder Group - Corporate
Investment Insights
Based on property information with market context.
This retail property was constructed in 2024 and is offered for sale with a long-term 20-year lease in place through July 2044. The lease includes 2% annual rental escalations and a personal guaranty from the operators.
The property is located along Garfield Street with 16,100 vehicles per day, offering immediate access to I-290 (195,000 vehicles per day) and Harlem Avenue (34,400 vehicles per day). It is also within walking distance of the Park District of Forest Park and the CTA Blue Line Harlem station.
The asset benefits from proximity to major healthcare employers, including Hines VA Medical Center, Loyola University Medical Center, and Rush Oak Park Hospital.
The property is located along Garfield Street with 16,100 vehicles per day, offering immediate access to I-290 (195,000 vehicles per day) and Harlem Avenue (34,400 vehicles per day). It is also within walking distance of the Park District of Forest Park and the CTA Blue Line Harlem station.
The asset benefits from proximity to major healthcare employers, including Hines VA Medical Center, Loyola University Medical Center, and Rush Oak Park Hospital.
Key Highlights
- New 2024 construction retail property with a long‑term 20‑year lease through July 2044
- 2% annual rental escalations built into the lease
- Personal guaranty from the operators
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
$181,802
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
2.80%
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%
$3,636,040
$3.6M
Cap Rate 7%
$2,597,171
$2.6M
Cap Rate 9%
$2,020,022
$2.0M
Market Conditions
NOI Build-Up for 13,098 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
$282.9K $21.60/SF
− Vacancy
−$23.2K −$1.77/SF
EGI
$259.7K $19.83/SF
− OpEx
−$77.9K −$5.95/SF
NOI
$181.8K $13.88/SF
Area
Cook County, IL
Vacancy
8.20%
Lease Rate
$21.60 /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%
$3,636,040
Cap Rate 7%
$2,597,171
Cap Rate 9%
$2,020,022
Alternative Uses
Best Use
Retail
$2.60M
$2.27M – $3.03M
NOI $181,802 @ 7.0% cap · market cap 2.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.52M
$3.96M – $5.28M
NOI $316,550 @ 7.0% cap · market cap 4.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16,100 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,262
Businesses Nearby
161k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 42%
Dining 31%
Groceries 26%
Jewel-Osco
Groceries
42,442 visits/mo
0.4 miles
Thorntons
Shops & Services
28,527 visits/mo
0.3 miles
McDonald's
Dining
27,657 visits/mo
0.5 miles
Culver's
Dining
22,333 visits/mo
0.5 miles
Shell
Shops & Services
15,570 visits/mo
0.5 miles
Demographics for 60304, IL
17,842
Population
6,842
Households
2.6
Avg Household Size
38
Median Age
73%
College-Educated
97%
High-School Grad
1.5 sq mi
ZIP Area
11,895
Density / Sq Mi
$132,841
Median Household Income
$76,027
Median Earnings
$1,279
Median Rent
$470,100
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Newly constructed retail property features a 20-year lease with 2% annual rental escalations.
Where is this retail space located?
The property is located at 1125 Garfield St Oak Park, IL.
What is the asking price?
The asking price for this property is $6,503,834.
What are key features of this property?
This property features: New 2024 construction retail property with a long‑term 20‑year lease through July 2044; 2% annual rental escalations built into the lease; Personal guaranty from the operators
