Metal Stamping & CNC Manufacturing
For Sale
$1,875,000
1169 Lyon Street, Batavia, IL 60510
COMMERCIAL - Batavia, IL
Property Size13,060 SF
Lot Size1.06 Acres
Price / SF$143.57
Days on Market180
Property Features for 1169 Lyon Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
INDUS
Directions
Fabyan Parkway E of Kirk Road to Kingsland South to Lyon E to address on the North side of the street.
Subdivision
Batavia
Standard status
Active
APN
1214203033
Lot size
1.06 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
26661
Utilities
Cooling system
Central Air
Building Details
Floors in Building
1
Listing Agency:
Coldwell Banker Real Estate Group
(630) 232-6900
Listed By:
Charles Kirkwood · License #475142955
(815) 553-2411
Added: Feb 20
Changed: Aug 4
Last Checked: Aug 19 at 12:06PM
MLS# 12571959
Copyright © 2026 Midwest Real Estate Data, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Metal stamping, CNC machining, and assembly business and real estate for sale, with related equipment included. The operation is described as a contract manufacturer for longtime clients with 25-50 year relationships, with training and transition assistance offered by the owner. Capabilities include metal stamping, CNC machining, and assembly.
The hard-to-find freestanding industrial brick and block building is currently set up for a single user, but it was designed to be two separate units. The property offers 4 drive-in doors and 2 exterior loading docks, plus room for parking and storage behind the building. Each unit is approximately 6,530 SF and includes two drive-in doors and an exterior loading dock.
The building is equipped with 400 amps of power supplied by both the City of Batavia and an onsite generator. Cooling is central air. The owner indicates the business can operate from one unit while the other could be leased to create additional passive income.
The hard-to-find freestanding industrial brick and block building is currently set up for a single user, but it was designed to be two separate units. The property offers 4 drive-in doors and 2 exterior loading docks, plus room for parking and storage behind the building. Each unit is approximately 6,530 SF and includes two drive-in doors and an exterior loading dock.
The building is equipped with 400 amps of power supplied by both the City of Batavia and an onsite generator. Cooling is central air. The owner indicates the business can operate from one unit while the other could be leased to create additional passive income.
Key Highlights
- Business and related metal stamping, CNC machining, and assembly equipment included
- Hard‑to‑find freestanding brick‑and‑block industrial building
- 4 drive‑in doors and 2 exterior loading docks
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
$56,219
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
3.00%
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%
$1,124,380
$1.1M
Cap Rate 7%
$803,129
$803.1K
Cap Rate 9%
$624,656
$624.7K
Market Conditions
NOI Build-Up for 13,060 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
$84.6K $6.48/SF
− Vacancy
−$4.3K −$0.33/SF
EGI
$80.3K $6.15/SF
− OpEx
−$24.1K −$1.84/SF
NOI
$56.2K $4.30/SF
Area
Kane County, IL
Vacancy
5.10%
Lease Rate
$6.48 /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%
$1,124,380
Cap Rate 7%
$803,129
Cap Rate 9%
$624,656
Alternative Uses
Best Use
Industrial
$803.1K
$702.7K – $937.0K
NOI $56,219 @ 7.0% cap · market cap 3.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.51M
$3.95M – $5.26M
NOI $315,632 @ 7.0% cap · market cap 16.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Dock-high doors
4
Drive-in doors
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
252
Businesses Nearby
Explore this area
Business Placement
Demographics for 60510, IL
28,156
Population
11,234
Households
2.5
Avg Household Size
42
Median Age
56%
College-Educated
97%
High-School Grad
24.4 sq mi
ZIP Area
1,154
Density / Sq Mi
$120,925
Median Household Income
$57,884
Median Earnings
$1,285
Median Rent
$363,000
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Freestanding brick-and-block manufacturing facility in INDUS zoning with central air, designed for two units and multiple loading doors.
Where is this manufacturing property located?
The property is located at 1169 Lyon Street Batavia, IL.
What is the asking price?
The asking price for this property is $1,875,000.
What are key features of this property?
This property features: Business and related metal stamping, CNC machining, and assembly equipment included; Hard‑to‑find freestanding brick‑and‑block industrial building; 4 drive‑in doors and 2 exterior loading docks
