Turnkey Bar & Grill With
For Sale
$775,000
9401 S Roberts Rd, Hickory Hills, IL 60457
Turnkey bar and restaurant with full kitchen, gaming areas, basement, and a second-floor apartment.
Property Size3,700 SF
Days on Market158
Property Features for 9401 S Roberts Rd
General Information
Standard status
Active
Size
3,700 SF
Property subtype
Retail
Building Details
Building Size
3,700 SF
Year Built
1952
Listed By:
Karen Kulczycki, CCIM, SIOR · License #IL #471020279
(630) 330-3352
Source:
Svn
Added: Apr 1
Changed: Sep 3
Last Checked: Sep 5 at 5:40AM
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 Karen Kulczycki, CCIM, SIOR
Investment Insights
Based on property information with market context.
This turnkey bar & grill includes full bar and gaming areas, a full kitchen with black iron infrastructure, and a basement. The property also features a second-floor residence with a living room and fireplace, plus an office and 3 bedrooms with 1.5 bathrooms.
The building has high-visibility frontage on Roberts Road with pylon signage. Public remarks also note abundant double-lot parking.
A new roof was installed in 2025, and the 2nd-floor layout includes storage space for additional income per the provided remarks.
The building has high-visibility frontage on Roberts Road with pylon signage. Public remarks also note abundant double-lot parking.
A new roof was installed in 2025, and the 2nd-floor layout includes storage space for additional income per the provided remarks.
Key Highlights
- 3,700 SF turnkey bar & grill with full kitchen and video gaming areas on 0.3 AC
- Video gaming income included; full bar and gaming areas in the main level
- 2nd‑floor residence features a 3‑bedroom, 1.5‑bath apartment with living room, office, and fireplace
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
$61,938
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
7.99%
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%
$1,238,760
$1.2M
Cap Rate 7%
$884,829
$884.8K
Cap Rate 9%
$688,200
$688.2K
Market Conditions
NOI Build-Up for 3,700 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
$88.8K $24.00/SF
− Vacancy
−$6.2K −$1.68/SF
EGI
$82.6K $22.32/SF
− OpEx
−$20.6K −$5.58/SF
NOI
$61.9K $16.74/SF
Area
Cook County, IL
Vacancy
7.00%
Lease Rate
$24.00 /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%
$1,238,760
Cap Rate 7%
$884,829
Cap Rate 9%
$688,200
Alternative Uses
Best Use
Specialty Retail
$884.8K
$774.2K – $1.03M
NOI $61,938 @ 7.0% cap · market cap 7.99%
Second Best
Industrial
$227.5K
$199.1K – $265.5K
NOI $15,927 @ 7.0% cap · market cap 2.06%
Theoretical Best
Office A
$1.28M
$1.12M – $1.49M
NOI $89,421 @ 7.0% cap · market cap 11.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
840
Businesses Nearby
220k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 40%
Shops & Services 35%
Groceries 25%
Jewel-Osco
Groceries
54,297 visits/mo
0.2 miles
McDonald's
Dining
31,562 visits/mo
0.4 miles
Chase Bank
Shops & Services
21,503 visits/mo
0.2 miles
Shell
Shops & Services
21,487 visits/mo
0.4 miles
Denny's
Dining
13,454 visits/mo
0.5 miles
Demographics for 60457, IL
14,420
Population
5,745
Households
2.5
Avg Household Size
39
Median Age
26%
College-Educated
89%
High-School Grad
3.1 sq mi
ZIP Area
4,652
Density / Sq Mi
$85,360
Median Household Income
$49,310
Median Earnings
$1,112
Median Rent
$278,000
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Similar Off Market Nearby
- Sunnah Bar — 7541 W 99th Pl, Bridgeview, IL 60455
- Kozy Koffee Inc. — 9700 s roberts rd, palos hills, il 60465
- Kowal's Bar & Grill — 9401 S Roberts Rd, Oak Lawn, IL 60457
- Prime Time Restaurant — 7750 95th St, Hickory Hills, IL 60457
- May's Lounge — 7612 W 95th St, Hickory Hills, IL 60457
Frequently Asked Questions
What type of property is this?
Bar & Pub - Turnkey bar and restaurant with full kitchen, gaming areas, basement, and a second-floor apartment.
Where is this bar & pub located?
The property is located at 9401 S Roberts Rd Hickory Hills, IL.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: 3,700 SF turnkey bar & grill with full kitchen and video gaming areas on 0.3 AC; Video gaming income included; full bar and gaming areas in the main level; 2nd‑floor residence features a 3‑bedroom, 1.5‑bath apartment with living room, office, and fireplace
