Modern Leased Investment
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113 Main St, Oswego, IL 60543
Modern, 100% leased, multi-tenant investment property in downtown Oswego.
Property Size19,110 SF
Price / SF$279.91
Days on Market197
Property Features for 113 Main St
General Information
Standard status
Active
Size
19,110 SF
Property subtype
Office
Zoning
B2
Occupancy
100%
Lease Type
NNN
Investment Type
Owner/User
Net Operating Income
$337,790
Building Details
Year Built
2020
Buildings
1
Stories
3
Units
10
Tenancy
Multi
Listing Agency:
Century 21 Integra
(630) 486-7321
Listed By:
Jason Pesola · License #IL 475.164200
Source:
Crexi
Added: Jan 26
Changed: Aug 8
Last Checked: Aug 10 at 3:43PM
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 Century 21 Integra
Investment Insights
Based on property information with market context.
This is a modern, three-story, multi-tenant investment property constructed in 2020. The building has a total area of 19,110 square feet and is 100% leased. It is located in downtown Oswego and features 10 commercial suites. The property has a mix of service-oriented and financial tenants, including 113 Main Restaurant, Graceful Therapy, Toward Wealth, Authentic Journey, and Hammond Capital Management. The location provides excellent visibility, walkability, and proximity to surrounding retail and dining. This property is intended for commercial use and is suited for investors seeking dependable income in a thriving Oswego market.
Key Highlights
- 100% Leased Investment Property: Provides immediate and reliable cash flow
- Modern Construction (Built 2020): Minimizes near‑term capital expenditures
- Strong Tenant Mix: Features service‑oriented and financial tenants, ensuring stability
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
$263,496
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
4.93%
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%
$5,269,920
$5.3M
Cap Rate 7%
$3,764,229
$3.8M
Cap Rate 9%
$2,927,733
$2.9M
Market Conditions
NOI Build-Up for 19,110 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
$467.8K $24.48/SF
− Vacancy
−$116.5K −$6.10/SF
EGI
$351.3K $18.38/SF
− OpEx
−$87.8K −$4.60/SF
NOI
$263.5K $13.79/SF
Area
Kendall County, IL
Vacancy
24.90%
Lease Rate
$24.48 /SF/Yr
Expense Ratio
25.00%
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%
$5,269,920
Cap Rate 7%
$3,764,229
Cap Rate 9%
$2,927,733
Alternative Uses
Best Use
Office B
$3.76M
$3.29M – $4.39M
NOI $263,496 @ 7.0% cap · market cap 4.93%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.60M
$5.77M – $7.70M
NOI $461,847 @ 7.0% cap · market cap 8.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
701
Businesses Nearby
Explore this area
Business Placement
Demographics for 60543, IL
40,299
Population
14,327
Households
2.8
Avg Household Size
37
Median Age
42%
College-Educated
94%
High-School Grad
41.9 sq mi
ZIP Area
962
Density / Sq Mi
$116,507
Median Household Income
$54,783
Median Earnings
$1,558
Median Rent
$319,300
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Modern, 100% leased, multi-tenant investment property in downtown Oswego.
Where is this office building located?
The property is located at 113 Main St Oswego, IL.
What is the asking price?
The asking price for this property is $5,349,000.
What are key features of this property?
This property features: 100% Leased Investment Property: Provides immediate and reliable cash flow; Modern Construction (Built 2020): Minimizes near‑term capital expenditures; Strong Tenant Mix: Features service‑oriented and financial tenants, ensuring stability
