Flex Property with Retail, Industrial,
For Sale
Contact for pricing
1210 US Hwy 34, Oswego, IL
Flex property with retail, industrial, and office space available.
Property Size13,892 SF
Lot Size1.27 Acres
Price / SF$118.41
Days on Market1320
Property Features for 1210 US Hwy 34
General Information
Standard status
Active
Size
13,892 SF
Lot size
1.27 Acres
Property subtype
FLEX_R_AND_D
Listing Agency:
CRE Advising
(312) 448-6401
Listed By:
Steve Horvath · License #475128970
(630) 430-4300
Source:
Moodyscre
Added: Feb 1, 2023
Changed: Aug 9
Last Checked: Sep 13 at 6:37AM
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 CRE Advising
Investment Insights
Based on property information with market context.
This flex property features retail, industrial, and office space, offering a versatile environment. The site includes office space, warehouse space, and outdoor storage, complemented by 8 surface parking spaces. The property is zoned B2 for general business. The site benefits from high traffic counts, with approximately 46,300 AADT. The Village of Oswego is open to annexation and rezoning to B3. The property offers a perfect site for big box, multiple mid-box, and outlot opportunities. The property has well and septic.
Key Highlights
- High traffic count: approximately 46,300 AADT
- B2 General Business Zoning (with potential for annexation and rezoning to B3)
- Flex property offering retail, industrial, and office space
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
$146,283
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
8.89%
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%
$2,925,660
$2.9M
Cap Rate 7%
$2,089,757
$2.1M
Cap Rate 9%
$1,625,367
$1.6M
Market Conditions
NOI Build-Up for 13,892 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
$250.1K $18.00/SF
− Vacancy
−$25.0K −$1.80/SF
EGI
$225.1K $16.20/SF
− OpEx
−$78.8K −$5.67/SF
NOI
$146.3K $10.53/SF
Area
Kendall County, IL
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$2,925,660
Cap Rate 7%
$2,089,757
Cap Rate 9%
$1,625,367
Alternative Uses
Best Use
Retail
$2.75M
$2.41M – $3.21M
NOI $192,823 @ 7.0% cap · market cap 11.72%
Second Best
Office B
$2.74M
$2.39M – $3.19M
NOI $191,548 @ 7.0% cap · market cap 11.64%
Theoretical Best
Office A
$4.80M
$4.20M – $5.60M
NOI $335,739 @ 7.0% cap · market cap 20.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
237
Businesses Nearby
Under-served
Demand for This Use
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Business Placement
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Market
Vacancy Rate% for Office in Midwest region
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Frequently Asked Questions
What type of property is this?
Flex space - Flex property with retail, industrial, and office space available.
Where is this flex space located?
The property is located at 1210 US Hwy 34 Oswego, IL.
What is the asking price?
The asking price for this property is $1,645,000.
What are key features of this property?
This property features: High traffic count: approximately 46,300 AADT; B2 General Business Zoning (with potential for annexation and rezoning to B3); Flex property offering retail, industrial, and office space
