Two-Unit Industrial
New
For Sale
Contact for pricing
1246-1255 Cobblestone Way, Woodstock, IL 60098
Adjacent warehouse condominiums offer flexible occupancy, office space, drive-in access, and shared loading infrastructure.
Property Size7,020 SF
Price / SF$122.51
Days on Market4
Property Features for 1246-1255 Cobblestone Way
General Information
Standard status
Active
Size
7,020 SF
Property subtype
INDUSTRIAL
Warehouse & Industrial
Office Build-Out
720 SF
Dock-High Doors
1
Drive-In Doors
2
Additional Details
Asking Price
$860,000
Highway Access
Yes
Listing Agency:
BHHS - Starck Real Estate | Woodstock
(815) 247-4794
Listed By:
John Harding · License #475055477
(815) 236-1865
Source:
Moodyscre
Added: Sep 9
Changed: Sep 11
Last Checked: Sep 12 at 9:56AM
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 BHHS - Starck Real Estate | Woodstock
Investment Insights
Based on property information with market context.
This industrial condominium offering comprises two adjoining units, each measuring 3,510 square feet, for a combined 7,020 square feet. Each unit includes 360 square feet of office space, a slop sink, a 10' x 10' drive-in door, and access to a shared dock with a 16' x 16' door. One unit also provides mezzanine storage above the office area; that mezzanine is excluded from the stated square footage.
The property is located on Cobblestone Way near Rt. 47 and Northwest Hwy, behind the Harley Davidson dealership. The units can be occupied individually or combined for users requiring a larger industrial footprint.
The property is located on Cobblestone Way near Rt. 47 and Northwest Hwy, behind the Harley Davidson dealership. The units can be occupied individually or combined for users requiring a larger industrial footprint.
Key Highlights
- Two adjacent industrial condo units totaling 7,020 SF
- Each unit measures 3,510 SF with 360 SF of office space
- One unit includes mezzanine storage above the office area
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
$36,694
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
4.27%
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%
$733,880
$733.9K
Cap Rate 7%
$524,200
$524.2K
Cap Rate 9%
$407,711
$407.7K
Market Conditions
NOI Build-Up for 7,020 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
$45.5K $6.48/SF
− Vacancy
−$2.3K −$0.33/SF
EGI
$43.2K $6.15/SF
− OpEx
−$6.5K −$0.92/SF
NOI
$36.7K $5.23/SF
Area
McHenry County, IL
Vacancy
5.10%
Lease Rate
$6.48 /SF/Yr
Expense Ratio
15.00%
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%
$733,880
Cap Rate 7%
$524,200
Cap Rate 9%
$407,711
Alternative Uses
Best Use
Warehouse
$524.2K
$458.7K – $611.6K
NOI $36,694 @ 7.0% cap · market cap 4.27%
Second Best
Industrial
$431.7K
$377.7K – $503.7K
NOI $30,219 @ 7.0% cap · market cap 3.51%
Theoretical Best
Office A
$2.42M
$2.12M – $2.83M
NOI $169,658 @ 7.0% cap · market cap 19.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Dock-high doors
2
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
387
Businesses Nearby
Explore this area
Business Placement
Demographics for 60098, IL
33,153
Population
13,310
Households
2.5
Avg Household Size
40
Median Age
33%
College-Educated
91%
High-School Grad
104.8 sq mi
ZIP Area
316
Density / Sq Mi
$92,749
Median Household Income
$42,799
Median Earnings
$1,178
Median Rent
$257,900
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Industrial property - Adjacent warehouse condominiums offer flexible occupancy, office space, drive-in access, and shared loading infrastructure.
Where is this industrial property located?
The property is located at 1246-1255 Cobblestone Way Woodstock, IL.
What is the asking price?
The asking price for this property is $860,000.
What are key features of this property?
This property features: Two adjacent industrial condo units totaling 7,020 SF; Each unit measures 3,510 SF with 360 SF of office space; One unit includes mezzanine storage above the office area
