Fully Leased Bolingbrook Office
For Sale
$6,495,000
270 Remington Boulevard, Bolingbrook, IL 60440
Single-story, multi-tenant office building in a strong Chicagoland submarket.
Property Size46,721 SF
Price / SF$139.02
Days on Market272
Property Features for 270 Remington Boulevard
General Information
Standard status
Active
Size
46,721 SF
Class
B
Property subtype
Office
Building Details
Building Size
46,721 SF
Year Built
1996
Listing Agency:
(312) 402-3283
Listed By:
David Ellermann, CCIM, CIPS · License #IL #471012548
Source:
Sperrycga
Added: Nov 21, 2025
Changed: Aug 8
Last Checked: Aug 8 at 4:51AM
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 David Ellermann, CCIM, CIPS
Investment Insights
Based on property information with market context.
This is a fully-leased, single-story, multi-tenant office investment property. It is comprised of five tenants occupying a total of 46,721 square feet. The building has been professionally managed and maintained, and is in impeccable condition. The property is one of two buildings on a 9.7 acre site. It is located in Will County directly off of I-55 and IL-53 in the East/West corridor. This professional office campus is positioned in a strong Chicagoland submarket with easy access to local retail, multiple international airports, and Downtown Chicago. There are six national hotels within walking distance. Bolingbrook is a prominent Chicagoland community and home to 24 corporate headquarters, including Ulta Beauty and WeatherTech. Amazon recently purchased a site for future development of a distribution center less than a mile from the property. The property is located directly off the interchange of IL 53 and I-55 and features a NNN leasing structure, curb appeal, and signage opportunities. It has zero common area loss factor and is easily accessible for current and incoming tenancy.
Key Highlights
- 100% Occupied with national and historical tenancy, providing stable income.
- Located directly off I‑55 and IL‑53 in a high‑growth Chicagoland submarket, offering excellent accessibility.
- NNN leasing structure, reducing landlord responsibilities.
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
$561,269
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
8.64%
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%
$11,225,380
$11.2M
Cap Rate 7%
$8,018,129
$8.0M
Cap Rate 9%
$6,236,322
$6.2M
Market Conditions
NOI Build-Up for 46,721 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
$1.05M $22.56/SF
− Vacancy
−$305.7K −$6.54/SF
EGI
$748.4K $16.02/SF
− OpEx
−$187.1K −$4.00/SF
NOI
$561.3K $12.01/SF
Area
Will County, IL
Vacancy
29.00%
Lease Rate
$22.56 /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%
$11,225,380
Cap Rate 7%
$8,018,129
Cap Rate 9%
$6,236,322
Alternative Uses
Best Use
Office B
$8.02M
$7.02M – $9.35M
NOI $561,269 @ 7.0% cap · market cap 8.64%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$10.60M
$9.27M – $12.36M
NOI $741,743 @ 7.0% cap · market cap 11.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,111
Businesses Nearby
Explore this area
Business Placement
Demographics for 60440, IL
52,031
Population
17,750
Households
2.9
Avg Household Size
37
Median Age
31%
College-Educated
87%
High-School Grad
15.1 sq mi
ZIP Area
3,446
Density / Sq Mi
$95,120
Median Household Income
$45,021
Median Earnings
$1,648
Median Rent
$262,100
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 - Single-story, multi-tenant office building in a strong Chicagoland submarket.
Where is this office building located?
The property is located at 270 Remington Boulevard Bolingbrook, IL.
What is the asking price?
The asking price for this property is $6,495,000.
What are key features of this property?
This property features: 100% Occupied with national and historical tenancy, providing stable income.; Located directly off I‑55 and IL‑53 in a high‑growth Chicagoland submarket, offering excellent accessibility.; NNN leasing structure, reducing landlord responsibilities.
