Flex Space with Loading
For Sale
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130 West Armory Drive, South Holland, IL 60473
Light industrial property combining office and warehouse areas with truck access and on-site parking.
Property Size9,664 SF
Lot Size1.15 Acres
Price / SF$67.26
Days on Market54
Property Features for 130 West Armory Drive
General Information
Standard status
Active
Size
9,664 SF
Class
C
Total Parking Spaces
25
Lot size
1.15 Acres
Property subtype
Industrial
Zoning
Light Industrial
Lease Type
Gross
Investment Type
Owner/User
Warehouse & Industrial
Clear Height
13 ft
Warehouse Space
4,000 SF
Office Build-Out
5,600 SF
Dock-High Doors
1
Drive-In Doors
1
Power
200 amps
Voltage
240 V
Three-Phase Power
Yes
Additional Details
Asking Price
$650,000
Building Details
Year Built
1990
Buildings
1
Building Size
9,664 SF
Listing Agency:
Entre Commercial Realty LLC
Listed By:
Chris Wilbur · License #IL 475181800
Source:
Crexi
Added: Jul 9
Changed: Aug 30
Last Checked: Aug 30 at 6:50AM
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 Entre Commercial Realty LLC
Investment Insights
Based on property information with market context.
This 9,664-square-foot flex property was built in 1990 and includes approximately 5,600 square feet of office area and 4,000 square feet of warehouse space. The building offers one dock, one drive-in door, a 13-foot ceiling height, and 25 parking spaces. Interior systems include gas-forced heating and 200 Amps of 240v 3-phase power.
The property occupies 1.15 acres at 130 West Armory Drive in South Holland, Illinois. Light Industrial zoning supports the property’s existing office and warehouse configuration, while dedicated truck-loading features provide functional access for commercial operations.
The property occupies 1.15 acres at 130 West Armory Drive in South Holland, Illinois. Light Industrial zoning supports the property’s existing office and warehouse configuration, while dedicated truck-loading features provide functional access for commercial operations.
Key Highlights
- 9,664 SF building on 1.15 acres
- 5,600 SF office area and 4,000 SF warehouse area
- One dock and one drive‑in door
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
$50,515
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
7.77%
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%
$1,010,300
$1.0M
Cap Rate 7%
$721,643
$721.6K
Cap Rate 9%
$561,278
$561.3K
Market Conditions
NOI Build-Up for 9,664 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
$62.6K $6.48/SF
− Vacancy
−$3.2K −$0.33/SF
EGI
$59.4K $6.15/SF
− OpEx
−$8.9K −$0.92/SF
NOI
$50.5K $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%
$1,010,300
Cap Rate 7%
$721,643
Cap Rate 9%
$561,278
Alternative Uses
Best Use
Office B
$1.90M
$1.67M – $2.22M
NOI $133,251 @ 7.0% cap · market cap 20.50%
Second Best
Flex RnD
$1.45M
$1.27M – $1.70M
NOI $101,762 @ 7.0% cap · market cap 15.66%
Theoretical Best
Office A
$3.34M
$2.92M – $3.89M
NOI $233,558 @ 7.0% cap · market cap 35.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
13 ft
Clear height
1
Dock-high doors
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
384
Businesses Nearby
Balanced
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 Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Light industrial property combining office and warehouse areas with truck access and on-site parking.
Where is this flex space located?
The property is located at 130 West Armory Drive South Holland, IL.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 9,664 SF building on 1.15 acres; 5,600 SF office area and 4,000 SF warehouse area; One dock and one drive‑in door
