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    10043 Lincoln Highway Frankfort, IL 60423

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    For Sale
    $2,850,000

    Three-story medical office building with national tenant and available space.

    Type:Commercial/Industrial
    Property size:
    24,125 SF
    Lot size:
    1.64 Acres
    Price / SF:
    $118/SF
    Added:
    Mar 12, 2026
    Days on Market:
    54
    Last Refresh:
    Apr 5 at 10:17 pm

    Property Features for 10043 Lincoln Highway

    General Information

    Standard status
    Active
    Size
    24,125 SF
    Lot size
    1.64 Acres
    Property subtype
    Commercial/Industrial

    Building Details

    Year Built
    1993

    We can help!

    Listing Contact
    Jacqueline Montvidas

    Listing agent Jacqueline Montvidas License #475138574

    Listing office Olivieri Real Estate LLC

    Listing date Mar 12, 2026

    Source Exitrealty

    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 Olivieri Real Estate LLC

    Overview

    Frankfort Medical Office Building For Sale

    This medical office building is located off Route 30, west of LaGrange Road in Frankfort, among established medical facilities, with accessibility to I-80 and I-57. The building has three levels totaling 24,125 square feet. The entire first floor, comprising 8,782 square feet, is occupied by a national tenant with over five years remaining on their lease. The second floor offers between 3,395 and 6,790 square feet of available space, and the lower level provides 8,782 square feet. Recent improvements include a new roof in 2021, a new parking lot in 2022, and new HVAC units in 2023. The property provides parking and signage opportunities. Rental rates range from $18 to $26 per square foot on a modified gross basis. This property is suitable for establishing a medical practice.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Meyer Medical Physicians ... Medical Clinic Wellgroup Health Partners Physician Meyer Medical Physicians ... Physician Russell Joseph W ... Physician Heyburn Robert N ... Physician

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Hair Salon Dental Office Nail Salon Building Supply Auto Repair Shop Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Ready to Go Veterinary Rehabilitation — 41 Ash St, Frankfort, IL 60423

    Location Insight

    • Map
    • Local Demand
    City
    Frankfort
    County
    Will
    State
    Illinois
    Longitude
    -87.8608
    Latitude
    41.5056

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    FAQs

    What type of property is this?
    Medical Office Space - Three-story medical office building with national tenant and available space.
    Where is this medical office space located?
    The property is located at 10043 Lincoln Highway Frankfort, IL.
    What is the asking price?
    The asking price for this property is $2,850,000.
    What are key features of this property?
    This property features: Prime location off Rt. 30, west of LaGrange Road in Frankfort, with high visibility and easy access to I‑80 and I‑57.; Strong national tenant occupies the entire 1st floor (8,782 SF) with 5+ years remaining on their lease.; Significant recent improvements: New Roof (2021), New Parking Lot (2022), and New HVAC units (2023).
    (708) 719-3444
    We can help!
    Listing Contact
    Jacqueline Montvidas
    Real Estate License ID: 475138574
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    10043 Lincoln Highway, Frankfort, IL 60423

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