Freestanding Flex Building with
For Sale
$799,000
1375 S Eastwood Drive, Woodstock, IL 60098
Air-conditioned commercial space combines offices, showroom areas, warehouse capacity, parking, and backup power.
Property Size9,238 SF
Lot Size1.20 Acres
Price / SF$86.49
Days on Market569
Property Features for 1375 S Eastwood Drive
General Information
Standard status
Active
Size
9,238 SF
Lot size
1.20 Acres
Property subtype
Commercial
Zoning
RTAIL
Warehouse & Industrial
Warehouse Space
4,000 SF
Drive-In Doors
1
Power
200 amps
Three-Phase Power
No
Conditioned Warehouse
Yes
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$23,354
Amenities
conference room
break room
backup generator
Building Details
Building Size
9,238 SF
Year Built
1955
Buildings
1
Stories
1
Units
1
Listing Agency:
Premier Commercial Realty
(847) 854-2300
Listed By:
Heather Schweitzer · License #471019756
(847) 854-2300
Source:
Midwestrealestate
Added: Jan 17, 2025
Changed: Aug 8
Last Checked: Aug 8 at 11:53AM
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 Premier Commercial Realty
Investment Insights
Based on property information with market context.
This freestanding flex building in Woodstock contains 9,238 SF on 1.2 AC, with a blend of office, showroom, and warehouse space. The building is fully air conditioned and includes up to 9 offices, a large conference room, 3 bathrooms, a break room, and mezzanine storage. Warehouse functionality includes one 10'x10' door, LED lighting, 200 amp single-phase power, and a backup generator.
The property provides 150' of frontage along Route 47, which carries over 13,200 vpd. Ample parking supports the office, showroom, and warehouse layout. A 120' cell tower is also located on the site and is currently unused, with potential for leasing.
The property provides 150' of frontage along Route 47, which carries over 13,200 vpd. Ample parking supports the office, showroom, and warehouse layout. A 120' cell tower is also located on the site and is currently unused, with potential for leasing.
Key Highlights
- 9,238 SF freestanding building on 1.2 AC
- 5,000 SF of office/showroom and 4,000 SF of warehouse space
- 150' of frontage along Route 47 with over 13,200 vpd
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
$55,156
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
6.90%
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%
$1,103,120
$1.1M
Cap Rate 7%
$787,943
$787.9K
Cap Rate 9%
$612,844
$612.8K
Market Conditions
NOI Build-Up for 9,238 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
$89.8K $9.72/SF
− Vacancy
−$4.9K −$0.53/SF
EGI
$84.9K $9.19/SF
− OpEx
−$29.7K −$3.21/SF
NOI
$55.2K $5.97/SF
Area
McHenry County, IL
Vacancy
5.50%
Lease Rate
$9.72 /SF/Yr
Expense Ratio
35.00%
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%
$1,103,120
Cap Rate 7%
$787,943
Cap Rate 9%
$612,844
Alternative Uses
Best Use
Office B
$1.82M
$1.59M – $2.12M
NOI $127,377 @ 7.0% cap · market cap 15.94%
Second Best
Retail
$1.27M
$1.11M – $1.49M
NOI $89,142 @ 7.0% cap · market cap 11.16%
Theoretical Best
Office A
$3.19M
$2.79M – $3.72M
NOI $223,262 @ 7.0% cap · market cap 27.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Drive-in doors
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
443
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 60098, IL
33,153
Population
13,310
Households
2.5
Avg Household Size
40
Median Age
33%
College-Educated
91%
High-School Grad
104.8 sq mi
ZIP Area
316
Density / Sq Mi
$92,749
Median Household Income
$42,799
Median Earnings
$1,178
Median Rent
$257,900
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Chi-Cal Katering — 240 N Throop St, Woodstock, IL 60098
- Antigua Mexican Grill (Woodstock) — 125 E Calhoun St, Woodstock, IL 60098
Frequently Asked Questions
What type of property is this?
Flex space - Air-conditioned commercial space combines offices, showroom areas, warehouse capacity, parking, and backup power.
Where is this flex space located?
The property is located at 1375 S Eastwood Drive Woodstock, IL.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: 9,238 SF freestanding building on 1.2 AC; 5,000 SF of office/showroom and 4,000 SF of warehouse space; 150' of frontage along Route 47 with over 13,200 vpd
