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    Medical Office Space Near Hospital Title is generated by Realmo AI

    1256 Waterford Drive, Aurora, IL 60504

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    Claim this Listing
    For Sale
    Under Contract
    $449,000

    COMMERCIAL - Aurora, IL

    Type:Office
    Property size:
    3,000 SF
    Lot size:
    3.26 Acres
    Price / SF:
    $149/SF
    Added:
    May 4, 2025
    Days on Market:
    376
    Last Refresh:
    May 14 at 5:06 am

    Property Features for 1256 Waterford Drive

    General Information

    Property type
    Commercial Sale
    Property subtype
    Office
    Zoning
    OFFIC
    Standard status
    Active Under Contract
    APN
    1536251022
    Size
    3,000 SF
    Lot size
    3.26 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    12591

    Utilities

    Cooling system
    Central Air

    Building Details

    Year built
    2009
    Floors in Building
    2
    Number of units
    12
    Building materials
    Concrete, Block, Synthetic Stucco
    Roof type
    Composition

    We can help!

    Listing Contact
    Hisham Bedeir
    Hisham Bedeir

    Listing agent Hisham Bedeir License #471020212

    Listing office Compass 1 Grant Square Suite 201, IL

    Listing date May 4, 2025

    MLS# 12355709

    Copyright © 2026 Midwest Real Estate Data, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Prime Location: Directly next to Rush Copley Hospital in a prestigious medical complex.
    • Turnkey & Fully Built‑Out: Features 6 exam rooms, 7 offices, reception area, and more, ready for immediate occupancy.
    • Significantly Reduced Price: Opportunity to own a high‑end office suite at a great value.
    • Low‑Maintenance Ownership: Association covers HVAC, snow removal, common area maintenance, property management, and building insurance.
    • Versatile Zoning: Zoned for healthcare and business use, suitable for various professional practices.
    • Ample Parking & Easy Access: Resurfaced parking lot provides convenient access for clients and staff.

    Overview

    This 3,000 sq ft medical and professional office space is located next to Rush Copley Hospital in a 2-story medical complex. The ground-level unit, formerly a Rush Copley clinic since 2009, features a turnkey layout with 6 exam rooms, 7 executive offices, and 2 restrooms. It also includes a large reception and waiting area, break room, utility space, and ample storage. Built out in 2010, the space has high-end finishes and a design suitable for medical, dental, physical therapy, counseling, teaching centers, or executive offices. The property benefits from easy access and abundant resurfaced parking. The association covers HVAC, snow removal, common area maintenance, property management, and building insurance. Zoned for healthcare and business use, the property is available for immediate occupancy. The property is located in Aurora's healthcare and business corridor. The lot size is 3.26 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    922Leather Industrial Manufacturer Rush-Copley Medical Center Hospital RUSH Copley Gastroenterology, ... Medical Clinic Dhiraj Gulati, M.D. Physician Floorstall: hardwood floor ... General Contractor

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

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

    Similar Places Nearby

    • Animal Clinic Lyle Brumley D.V.M. — aurora, il 60504
    • Western Animal Care — 2020 Ogden Ave, Aurora, IL 60504

    Location Insight

    • Map
    • Local Demand
    City
    Aurora
    County
    Kane
    State
    Illinois
    Longitude
    -88.2689689
    Latitude
    41.7330829

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    FAQs

    What type of property is this?
    Medical Office Space - Turnkey medical office space next to Rush Copley Hospital.
    Where is this medical office space located?
    The property is located at 1256 Waterford Drive Aurora, IL.
    What is the asking price?
    The asking price for this property is $449,000.
    What are key features of this property?
    This property features: Prime Location: Directly next to Rush Copley Hospital in a prestigious medical complex.; Turnkey & Fully Built‑Out: Features **6 exam rooms, 7 offices, reception area**, and more, ready for immediate occupancy.; Significantly Reduced Price: Opportunity to own a high‑end office suite at a great value.
    (630) 974-6750
    We can help!
    Listing Contact
    Hisham Bedeir
    Hisham Bedeir
    Real Estate License ID: 471020212
    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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