Four-Unit Flex
For Sale
Contact for pricing
123 Hydraulic St, Yorkville, IL 60560
Flex property with drive-in access, updated building systems, and a combination of leased, owner-occupied, and vacant units.
Property Size8,000 SF
Price / SF$93.74
Days on Market361
Property Features for 123 Hydraulic St
General Information
Standard status
Active
Size
8,000 SF
Property subtype
INDUSTRIAL
Additional Details
Utilities to Site
Yes
Drive-In Doors
4
Listing Agency:
Coldwell Banker - Real Estate Group | Yorkville
(630) 715-5714
Listed By:
Charles Kirkwood · License #475142955
Source:
Moodyscre
Added: Sep 3, 2025
Changed: Aug 29
Last Checked: Aug 29 at 3:34PM
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 Coldwell Banker - Real Estate Group | Yorkville
Investment Insights
Based on property information with market context.
This 8,000-square-foot flex property is configured as four individual units, each with a drive-in door. A vacant 4,000-square-foot unit provides available space within the building, while two units are under lease. Recent improvements include LED lighting throughout, two updated bathrooms, drywall, plumbing, and selected electrical work. One middle unit has central air conditioning.
The property is located at 123 Hydraulic St in Yorkville, Illinois, across from proposed downtown redevelopment and adjacent to the Fox River. It is not in a flood zone. Water and electric service are separately metered for the building, with two gas meters serving the 4,000-square-foot unit and the balance of the property.
A survey is on file, and a floor plan is available in the additional information.
The property is located at 123 Hydraulic St in Yorkville, Illinois, across from proposed downtown redevelopment and adjacent to the Fox River. It is not in a flood zone. Water and electric service are separately metered for the building, with two gas meters serving the 4,000-square-foot unit and the balance of the property.
A survey is on file, and a floor plan is available in the additional information.
Key Highlights
- 8,000‑square‑foot flex building configured as 4 individual units
- Each unit has a drive‑in door
- Vacant 4,000‑square‑foot unit provides available 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
$34,437
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
4.59%
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%
$688,740
$688.7K
Cap Rate 7%
$491,957
$492.0K
Cap Rate 9%
$382,633
$382.6K
Market Conditions
NOI Build-Up for 8,000 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
$51.8K $6.48/SF
− Vacancy
−$2.6K −$0.33/SF
EGI
$49.2K $6.15/SF
− OpEx
−$14.8K −$1.84/SF
NOI
$34.4K $4.30/SF
Area
Kendall 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%
$688,740
Cap Rate 7%
$491,957
Cap Rate 9%
$382,633
Alternative Uses
Best Use
Flex RnD
$1.20M
$1.05M – $1.40M
NOI $84,240 @ 7.0% cap · market cap 11.23%
Second Best
Industrial
$492.0K
$430.5K – $574.0K
NOI $34,437 @ 7.0% cap · market cap 4.59%
Theoretical Best
Office A
$2.76M
$2.42M – $3.22M
NOI $193,342 @ 7.0% cap · market cap 25.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Drive-in doors
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
305
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 60560, IL
27,185
Population
10,022
Households
2.7
Avg Household Size
37
Median Age
38%
College-Educated
95%
High-School Grad
79.4 sq mi
ZIP Area
342
Density / Sq Mi
$112,160
Median Household Income
$58,706
Median Earnings
$1,626
Median Rent
$324,900
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Similar Off Market Nearby
- Upper Crust Catering — 109 E Hydraulic Ave, Yorkville, IL 60560
Frequently Asked Questions
What type of property is this?
Flex space - Flex property with drive-in access, updated building systems, and a combination of leased, owner-occupied, and vacant units.
Where is this flex space located?
The property is located at 123 Hydraulic St Yorkville, IL.
What is the asking price?
The asking price for this property is $749,900.
What are key features of this property?
This property features: 8,000‑square‑foot flex building configured as 4 individual units; Each unit has a drive‑in door; Vacant 4,000‑square‑foot unit provides available space
