Two-Tenant Flex
For Sale
$6,000,000
1250 Barclay Blvd, Buffalo Grove, IL 60089
Office and flex configuration within an established business park.
Property Size30,340 SF
Price / SF$197.76
Days on Market17
Property Features for 1250 Barclay Blvd
General Information
Standard status
Active
Size
30,340 SF
Property subtype
Office Warehouse
Net Operating Income
$485,968
Financials
Asking Price
$6,000,000
Cap Rate
8.1%
Amenities
Stabilized multi-tenant office/flex investment opportunity
WALT: 7.3 Years
Significant anchor tenant | Abbott Laboratories (NYSE: ABT) | $44.3 billion total revenue in 2025
Brand new 11-year lease through April 30, 2037, with Chicago Quick Clean, LLC (acquired by MA Building Services)
Strong suburban demographics and labor pools
Convenient Accessibility | 10-minute drive from I-94 and I-294 | 25-minute drive from O'Hare International Airport
Low Lake County Taxes
Building Details
Building Size
30,340 SF
Year Built
1996
Tenancy
Multi
Listing Agency:
Chicago Downtown Office
(312) 327-5470
Listed By:
Peter Doughty · License #License(s): IL: 475.177502
(312) 327-5470
Source:
Marcusmillichap
Added: Aug 14
Changed: Aug 29
Last Checked: Aug 29 at 7:51PM
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 Chicago Downtown Office
Investment Insights
Based on property information with market context.
This two-tenant flex-space property contains 30,340 square feet and was constructed in 1996. The asset combines office and flex functionality within a commercial building suited to the property classification.
The property is located at 1250 Barclay Boulevard in Buffalo Grove, Illinois, within the Arbor Creek Business Centre. The surrounding business park includes light industrial, office, research and development, and flex-space buildings occupied by manufacturing, technology, healthcare, logistics, and professional service companies.
The offering reflects an in-place capitalization rate of 8.10%, providing a measurable investment metric for evaluation.
The property is located at 1250 Barclay Boulevard in Buffalo Grove, Illinois, within the Arbor Creek Business Centre. The surrounding business park includes light industrial, office, research and development, and flex-space buildings occupied by manufacturing, technology, healthcare, logistics, and professional service companies.
The offering reflects an in-place capitalization rate of 8.10%, providing a measurable investment metric for evaluation.
Key Highlights
- 30,340‑square‑foot flex‑space property
- Two‑tenant office/flex configuration
- Constructed in 1996
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
$418,339
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
6.97%
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%
$8,366,780
$8.4M
Cap Rate 7%
$5,976,271
$6.0M
Cap Rate 9%
$4,648,211
$4.6M
Market Conditions
NOI Build-Up for 30,340 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
$742.7K $24.48/SF
− Vacancy
−$184.9K −$6.10/SF
EGI
$557.8K $18.38/SF
− OpEx
−$139.4K −$4.60/SF
NOI
$418.3K $13.79/SF
Area
Lake County, IL
Vacancy
24.90%
Lease Rate
$24.48 /SF/Yr
Expense Ratio
25.00%
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%
$8,366,780
Cap Rate 7%
$5,976,271
Cap Rate 9%
$4,648,211
Alternative Uses
Best Use
Office B
$5.98M
$5.23M – $6.97M
NOI $418,339 @ 7.0% cap · market cap 6.97%
Second Best
Flex RnD
$2.53M
$2.22M – $2.95M
NOI $177,233 @ 7.0% cap · market cap 2.95%
Theoretical Best
Office A
$10.48M
$9.17M – $12.22M
NOI $733,251 @ 7.0% cap · market cap 12.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,076
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 60089, IL
43,227
Population
16,551
Households
2.6
Avg Household Size
43
Median Age
67%
College-Educated
97%
High-School Grad
9.8 sq mi
ZIP Area
4,411
Density / Sq Mi
$129,932
Median Household Income
$70,514
Median Earnings
$2,042
Median Rent
$393,000
Median Home Value
Market
Vacancy Rate% for Office 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?
Flex space - Office and flex configuration within an established business park.
Where is this flex space located?
The property is located at 1250 Barclay Blvd Buffalo Grove, IL.
What is the asking price?
The asking price for this property is $6,000,000.
What are key features of this property?
This property features: 30,340‑square‑foot flex‑space property; Two‑tenant office/flex configuration; Constructed in 1996
