Industrial Warehouse with
For Sale
$3,550,000
525-531 W 169th St, South Holland, IL 60473
Industrial facility includes 4,950 SF office space, 3 drive-in doors, 4 docks, and 16’ clear height.
Property Size50,204 SF
Lot Size3.63 Acres
Price / SF$70.71
Days on Market83
Property Features for 525-531 W 169th St
General Information
Standard status
Active
Size
50,204 SF
Lot size
3.63 Acres
Property subtype
Industrial
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Clear Height
16 ft
Dock-High Doors
4
Drive-In Doors
3
Heavy Power
Yes
Amenities
compressed air lines
breakroom
locker rooms
Building Details
Building Size
50,204 SF
Year Built
1979
Listing Agency:
Cawley Chicago
(815) 302-5488
Listed By:
Joshua Hearne
(815) 302-5488
Source:
Cawleycre
Added: Jun 3
Changed: Aug 21
Last Checked: Aug 23 at 2:53AM
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 Cawley Chicago
Investment Insights
Based on property information with market context.
This industrial property features a 50,204 SF warehouse with 4,950 SF of office space. The building is equipped with 3 drive-in doors and 4 dock doors, supported by 16’ clear height and 1,600 amps of power. Additional operational amenities include compressed air lines throughout, a breakroom, and locker rooms.
The property includes 1 acre of fenced and secured outdoor storage, with room for expanded operations. It sits on 3.63 acres and provides ample parking, along with quick access to major highways including I-94, I-80, I-57, and I-294.
Loading capability and on-site office space make this facility well-suited to logistics and industrial uses that require both warehouse and administrative areas, with exterior storage available behind fencing.
The property includes 1 acre of fenced and secured outdoor storage, with room for expanded operations. It sits on 3.63 acres and provides ample parking, along with quick access to major highways including I-94, I-80, I-57, and I-294.
Loading capability and on-site office space make this facility well-suited to logistics and industrial uses that require both warehouse and administrative areas, with exterior storage available behind fencing.
Key Highlights
- 50,204 SF industrial building on 3.63 acres (includes 4,950 SF office space)
- Loading includes 3 drive‑in doors and 4 docks
- 16’ clear height and 1,600 amps electrical power (400 volt)
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
$262,421
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
7.39%
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%
$5,248,420
$5.2M
Cap Rate 7%
$3,748,871
$3.7M
Cap Rate 9%
$2,915,789
$2.9M
Market Conditions
NOI Build-Up for 50,204 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
$325.3K $6.48/SF
− Vacancy
−$16.6K −$0.33/SF
EGI
$308.7K $6.15/SF
− OpEx
−$46.3K −$0.92/SF
NOI
$262.4K $5.23/SF
Area
Cook 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%
$5,248,420
Cap Rate 7%
$3,748,871
Cap Rate 9%
$2,915,789
Alternative Uses
Best Use
Warehouse
$3.75M
$3.28M – $4.37M
NOI $262,421 @ 7.0% cap · market cap 7.39%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$17.33M
$15.17M – $20.22M
NOI $1,213,321 @ 7.0% cap · market cap 34.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16 ft
Clear height
4
Dock-high doors
3
Drive-in doors
Yes
Heavy power
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
508
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 60473, IL
21,661
Population
7,969
Households
2.7
Avg Household Size
43
Median Age
27%
College-Educated
92%
High-School Grad
7.8 sq mi
ZIP Area
2,777
Density / Sq Mi
$88,046
Median Household Income
$40,903
Median Earnings
$1,914
Median Rent
$200,000
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.
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Frequently Asked Questions
What type of property is this?
Warehouse - Industrial facility includes 4,950 SF office space, 3 drive-in doors, 4 docks, and 16’ clear height.
Where is this warehouse located?
The property is located at 525-531 W 169th St South Holland, IL.
What is the asking price?
The asking price for this property is $3,550,000.
What are key features of this property?
This property features: 50,204 SF industrial building on 3.63 acres (includes 4,950 SF office space); Loading includes 3 drive‑in doors and 4 docks; 16’ clear height and 1,600 amps electrical power (400 volt)
