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    408 E Comanche Ave Shabbona, IL 60550

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    For Sale
    $179,900

    Long-standing restaurant business with real estate and equipment included.

    Building Details

    Year built
    1960

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    Listing Contact
    Charles Kirkwood
    Source: Exitrealty

    Listing Agency: Coldwell Banker Real Estate Group Listing Agent: Charles Kirkwood

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Established Restaurant with Drive-Thru

    This is an opportunity to acquire Screamers, a long-established food and ice cream business located in the Village of Shabbona. The property benefits from high visibility on Highway 30, marking the entrance to Shabbona from the east. The business has a history of long-term ownership and has earned community support through its food, ice cream, and service. Sales increase during the summer due to activity at Shabbona Lake State Park and nearby campgrounds. The property offers both indoor and outdoor dining with picnic tables. A drive-through window was added, making it the only establishment with a drive-through on Highway 30 for miles. The list price includes the business, real estate, and all FF&E. Building improvements include a newer roof and a newer 6-ton rooftop HVAC unit, along with a 4-ton A/C unit on the ground. The interior features updated tile in the dining room, hall, and bathroom. A new storage shed houses two freezers and one refrigerator unit, with space for dry storage. Outside, there are two refrigerator units and one dry storage unit for vendor deliveries. FF&E includes tables and chairs, a Stoelting ice cream machine, a sandwich bay, a slushie machine, and a bread oven used for fresh bread. The resurfaced parking lot has 23 spaces, with 6 designated for drive-through waiting. The current owner operates seasonally from mid-March through mid-November, presenting an opportunity to increase sales by operating year-round. The property is located at 408 E Comanche Avenue, Shabbona, IL 60550.
    Location Intelligence

    Current Use by Public Records

    T.L.O. Tile General Contractor Screamers Ice Cream Restaurant

    Suggested Use

    Restaurant Real Estate Agency Law Firm Gym & Fitness Center Accounting Firm Storage Facility Grocery & Convenience Store Bar & Pub Grocery & Convenience Store Computer & Electronic Repair

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

    Location Insight

    • Map
    • Local Demand
    City
    Shabbona
    County
    DeKalb
    State
    Illinois
    Longitude
    -88.866771
    Latitude
    41.768198

    Nearby Similar for Sale

    • New
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      0.33 Acres

      Shabbona Retail Building For Sale

      Freestanding building with high visibility and drive-through window.
      408 Commanche Ave, Shabbona, IL 60550
      View Details
    • New
      $179,900
      0.33 Acres

      Established Cafe and Ice Cream Destination

      Turnkey cafe and ice cream business with real estate for sale.
      408 E Commanche Ave, Shabbona, IL 60550
      View Details

    FAQs

    What type of property is this?
    Drive through restaurant - Long-standing restaurant business with real estate and equipment included.
    Where is this drive through restaurant located?
    The property is located at 408 E Comanche Ave Shabbona, IL.
    What is the asking price?
    The asking price for this property is $179,900.
    What are key features of this property?
    This property features: - Established and Profitable Business: Long-standing 'Screamers' food and ice cream business with a loyal customer base.; - Prime Location: High-visibility location on Highway 30, close to Shabbona Lake State Park.; - Drive-Through Convenience: The only drive-through on Highway 30 for miles, offering a competitive edge.
    (815) 553-2406
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    408 E Comanche Ave Shabbona, IL 60550
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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.

    More about this property
    408 E Comanche Ave Shabbona, IL 60550
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    We can help!
    Listing Contact
    Charles Kirkwood
    Real Estate License ID: 475142955
    (815) 553-2406 (630) 232-6900 (630) 715-5714
    Learn more
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