Net Leased Restaurant
For Sale
$1,469,837
4333 Fox Valley Center Dr, Aurora, IL 60504
Net leased steak ‘n shake restaurant available for sale.
Property Size3,760 SF
Days on Market153
Property Features for 4333 Fox Valley Center Dr
General Information
Standard status
Active
Size
3,760 SF
Property subtype
Retail
Building Details
Building Size
3,760 SF
Year Built
1998
Listing Agency:
The Boulder Group
Listed By:
Randy Blankstein
Source:
Commercialcafe
Added: Apr 11
Changed: Sep 3
Last Checked: Sep 10 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 The Boulder Group
Investment Insights
Based on property information with market context.
This property is a net leased restaurant asset operating as a Steak ’n Shake. It is presented for sale with the tenant in place under a net lease structure.
The address is 4333 Fox Valley Center Dr in Aurora, Illinois.
The address is 4333 Fox Valley Center Dr in Aurora, Illinois.
Key Highlights
- Net leased Steak ’n Shake restaurant available for sale
- Restaurant is offered as a net‑lease investment
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
$47,714
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
3.25%
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%
$954,280
$954.3K
Cap Rate 7%
$681,629
$681.6K
Cap Rate 9%
$530,156
$530.2K
Market Conditions
NOI Build-Up for 3,760 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
$67.7K $18.00/SF
− Vacancy
−$4.1K −$1.08/SF
EGI
$63.6K $16.92/SF
− OpEx
−$15.9K −$4.23/SF
NOI
$47.7K $12.69/SF
Area
Aurora, IL
Vacancy
6.00%
Lease Rate
$18.00 /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%
$954,280
Cap Rate 7%
$681,629
Cap Rate 9%
$530,156
Alternative Uses
Best Use
Specialty Retail
$681.6K
$596.4K – $795.2K
NOI $47,714 @ 7.0% cap · market cap 3.25%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.08M
$941.9K – $1.26M
NOI $75,350 @ 7.0% cap · market cap 5.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,682
Businesses Nearby
507k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Apparel 44%
Shops & Services 27%
Dining 14%
Groceries 7%
Macy's
Apparel
102,135 visits/mo
0.3 miles
Kohl's
Apparel
54,768 visits/mo
0.5 miles
JCPenney
Apparel
51,084 visits/mo
0.1 miles
Dollar Tree
Shops & Services
40,128 visits/mo
0.5 miles
Hobby Lobby
Shops & Services
35,078 visits/mo
0.5 miles
Demographics for 60504, IL
38,901
Population
15,029
Households
2.6
Avg Household Size
35
Median Age
49%
College-Educated
91%
High-School Grad
8.8 sq mi
ZIP Area
4,421
Density / Sq Mi
$98,249
Median Household Income
$48,678
Median Earnings
$1,861
Median Rent
$272,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail 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?
Conventional restaurant - Net leased steak ‘n shake restaurant available for sale.
Where is this conventional restaurant located?
The property is located at 4333 Fox Valley Center Dr Aurora, IL.
What is the asking price?
The asking price for this property is $1,469,837.
What are key features of this property?
This property features: Net leased Steak ’n Shake restaurant available for sale; Restaurant is offered as a net‑lease investment
