Corner Storefront
For Sale
$349,900
Pending
11510 Main St, Huntley, IL 60142
B-4 zoning allows commercial or residential use with access from Myrtle Street.
Property Size1,600 SF
Days on Market32
Property Features for 11510 Main St
General Information
Standard status
Pending
Size
1,600 SF
Total Parking Spaces
5
Property subtype
Commercial
Zoning
B-4
Site & Location
Corner Location
Yes
Road Access
Yes
Amenities
basement
deck
front porch
beautiful perennial landscaping
Building Details
Year Built
1910
Listing Agency:
CENTURY 21 New Heritage
(847) 875-4960
Listed By:
Samantha Lipp
Source:
Searchillinoishomesforsale
Added: Jul 30
Changed: Aug 30
Last Checked: Aug 30 at 10:03AM
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 New Heritage
Investment Insights
Based on property information with market context.
This storefront property includes 1,600 square feet, three bedrooms, one full bathroom, and a basement. The building also features a deck, front porch, perennial landscaping, and a five-space parking lot. Constructed in 1910, the property is conveyed as-is.
Positioned at the corner of Main Street and Myrtle Street in Huntley, the property offers customer access from Myrtle Street and sits within a commercial corridor. B-4 zoning allows for commercial or residential use, providing flexibility for an owner-user or other approved occupancy.
Positioned at the corner of Main Street and Myrtle Street in Huntley, the property offers customer access from Myrtle Street and sits within a commercial corridor. B-4 zoning allows for commercial or residential use, providing flexibility for an owner-user or other approved occupancy.
Key Highlights
- B‑4 zoning allows commercial or residential use
- 1,600 SQ FT storefront property with basement
- Corner location at Main St. and Myrtle St.
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
$22,061
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
6.30%
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%
$441,220
$441.2K
Cap Rate 7%
$315,157
$315.2K
Cap Rate 9%
$245,122
$245.1K
Market Conditions
NOI Build-Up for 1,600 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
$39.2K $24.48/SF
− Vacancy
−$9.8K −$6.10/SF
EGI
$29.4K $18.38/SF
− OpEx
−$7.4K −$4.60/SF
NOI
$22.1K $13.79/SF
Area
McHenry 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%
$441,220
Cap Rate 7%
$315,157
Cap Rate 9%
$245,122
Alternative Uses
Best Use
Office B
$315.2K
$275.8K – $367.7K
NOI $22,061 @ 7.0% cap · market cap 6.30%
Second Best
Retail
$220.6K
$193.0K – $257.3K
NOI $15,439 @ 7.0% cap · market cap 4.41%
Theoretical Best
Office A
$552.4K
$483.4K – $644.5K
NOI $38,668 @ 7.0% cap · market cap 11.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
492
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 60142, IL
29,831
Population
13,194
Households
2.3
Avg Household Size
48
Median Age
39%
College-Educated
96%
High-School Grad
38.9 sq mi
ZIP Area
767
Density / Sq Mi
$87,286
Median Household Income
$55,366
Median Earnings
$1,377
Median Rent
$324,300
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Storefront property - B-4 zoning allows commercial or residential use with access from Myrtle Street.
Where is this storefront property located?
The property is located at 11510 Main St Huntley, IL.
What is the asking price?
The asking price for this property is $349,900.
What are key features of this property?
This property features: B‑4 zoning allows commercial or residential use; 1,600 SQ FT storefront property with basement; Corner location at Main St. and Myrtle St.
