Freestanding Flex Building with Rail
For Sale
$4,200,000
1150 McConnell Rd, Woodstock, IL 60098
Industrial facility combining warehouse capacity, built-out offices, truck docks, rail access, and substantial electrical service.
Property Size73,245 SF
Lot Size5.20 Acres
Price / SF$57.34
Days on Market289
Property Features for 1150 McConnell Rd
General Information
Standard status
Active
Size
73,245 SF
Lot size
5.20 Acres
Property subtype
Commercial
Warehouse & Industrial
Clear Height
16 ft
Office Build-Out
10,000 SF
Mezzanine
312 SF
Dock-High Doors
5
Drive-In Doors
1
Rail Access
Yes
Power
2,400 amps
Voltage
480 V
Heavy Power
Yes
Sprinkler System
Yes
Conditioned Warehouse
Yes
Additional Details
Asking Price
$4,200,000
Utilities to Site
Yes
Amenities
conference rooms
large kitchen/break room
fitness room
reception
Building Details
Year Built
1972
Buildings
1
Building Size
73,245 SF
Listing Agency:
Premier Commercial Realty
(847) 854-2300
Listed By:
Heather Schweitzer · License #ILLINOIS#475.217540
Source:
Searchillinoishomesforsale
Added: Nov 12, 2025
Changed: Aug 28
Last Checked: Aug 28 at 2:24PM
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 Premier Commercial Realty
Investment Insights
Based on property information with market context.
This freestanding flex property contains 73,245 SF on 5.20 acres, with approximately 63,000 SF dedicated to warehouse use and 10,000 SF of fully built-out office space. Warehouse features include 14- to 16-foot ceilings, five truck docks with levelers, one rail dock with leveler, a 12' x 12' drive-in door, high-volume sprinkler coverage, partial air conditioning, LED lighting, and updated electrical systems. A 312 SF mezzanine office overlooks the warehouse area.
The building carries two electrical services totaling 3,600 amps: 240V at 1,200 amps and 480V at 2,400 amps. Office improvements include private offices, open cubicle areas, conference rooms, a large kitchen and break room, fitness room, reception area, and multi-stall bathrooms. The property is located in an Enterprise Zone at 1150 McConnell Rd, Woodstock, IL 60098, and was built in 1972.
The building carries two electrical services totaling 3,600 amps: 240V at 1,200 amps and 480V at 2,400 amps. Office improvements include private offices, open cubicle areas, conference rooms, a large kitchen and break room, fitness room, reception area, and multi-stall bathrooms. The property is located in an Enterprise Zone at 1150 McConnell Rd, Woodstock, IL 60098, and was built in 1972.
Key Highlights
- 73,245 SF freestanding industrial building on 5.20 acres
- More than 63,000 SF of warehouse area with 14'-16' ceilings
- Five truck docks and one rail dock, all with levelers
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
$382,858
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
9.12%
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%
$7,657,160
$7.7M
Cap Rate 7%
$5,469,400
$5.5M
Cap Rate 9%
$4,253,978
$4.3M
Market Conditions
NOI Build-Up for 73,245 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
$474.6K $6.48/SF
− Vacancy
−$24.2K −$0.33/SF
EGI
$450.4K $6.15/SF
− OpEx
−$67.6K −$0.92/SF
NOI
$382.9K $5.23/SF
Area
McHenry County, IL
Vacancy
5.10%
Lease Rate
$6.48 /SF/Yr
Expense Ratio
15.00%
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%
$7,657,160
Cap Rate 7%
$5,469,400
Cap Rate 9%
$4,253,978
Alternative Uses
Best Use
Office B
$14.43M
$12.62M – $16.83M
NOI $1,009,928 @ 7.0% cap · market cap 24.05%
Second Best
Flex RnD
$6.25M
$5.47M – $7.29M
NOI $437,310 @ 7.0% cap · market cap 10.41%
Theoretical Best
Office A
$25.29M
$22.13M – $29.50M
NOI $1,770,171 @ 7.0% cap · market cap 42.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16 ft
Clear height
5
Dock-high doors
1
Drive-in doors
Yes
Heavy power
Yes
Sprinkler system
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
475
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 60098, IL
33,153
Population
13,310
Households
2.5
Avg Household Size
40
Median Age
33%
College-Educated
91%
High-School Grad
104.8 sq mi
ZIP Area
316
Density / Sq Mi
$92,749
Median Household Income
$42,799
Median Earnings
$1,178
Median Rent
$257,900
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?
Flex space - Industrial facility combining warehouse capacity, built-out offices, truck docks, rail access, and substantial electrical service.
Where is this flex space located?
The property is located at 1150 McConnell Rd Woodstock, IL.
What is the asking price?
The asking price for this property is $4,200,000.
What are key features of this property?
This property features: 73,245 SF freestanding industrial building on 5.20 acres; More than 63,000 SF of warehouse area with 14'-16' ceilings; Five truck docks and one rail dock, all with levelers
