School/Daycare Building with Two
For Sale
$2,100,000
2301 W Bradley Avenue, Champaign, IL 61821
Two-suite educational facility with geothermal heating and cooling, sprinkler, and alarm systems.
Property Size13,580 SF
Days on Market520
Property Features for 2301 W Bradley Avenue
General Information
Standard status
Active
Size
13,580 SF
Property subtype
Commercial
Zoning
COMMR
Taxes and HOA fees
Annual Taxes
$58,342
Building Details
Building Size
13,580 SF
Year Built
2010
Stories
1
Units
2
Listing Agency:
Green Street Realty
(217) 356-8750
Listed By:
Shannon Collins · License #ILLINOIS475.178418
Source:
Birdrealtysells
Added: Mar 10, 2025
Changed: Aug 10
Last Checked: Aug 10 at 4:05AM
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 Green Street Realty
Investment Insights
Based on property information with market context.
Built in 2010, this 13,580-square-foot commercial facility is configured as a school and daycare property with two separate suites and two existing tenants. The building offers 10-foot ceilings, extensive interior lighting, a metal roof, geothermal heating and cooling, fire sprinklers, and alarm systems. Exterior improvements include brick, car siding, and stone finishes, along with landscaped grounds, irrigation, sidewalks, and 46 concrete parking spaces.
The rear of the property overlooks a park and lake. Zoning is designated COMMR, providing an additional reference point for evaluating the existing educational and childcare configuration.
The rear of the property overlooks a park and lake. Zoning is designated COMMR, providing an additional reference point for evaluating the existing educational and childcare configuration.
Key Highlights
- 13,580 SF school/daycare facility with two suites and two current tenants
- Built in 2010 with 10‑foot ceilings and abundant interior lighting
- Geothermal heating and cooling, metal roof, sprinkler system, and alarm systems
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
$138,231
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
6.58%
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%
$2,764,620
$2.8M
Cap Rate 7%
$1,974,729
$2.0M
Cap Rate 9%
$1,535,900
$1.5M
Market Conditions
NOI Build-Up for 13,580 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
$236.3K $17.40/SF
− Vacancy
−$52.0K −$3.83/SF
EGI
$184.3K $13.57/SF
− OpEx
−$46.1K −$3.39/SF
NOI
$138.2K $10.18/SF
Area
Champaign County, IL
Vacancy
22.00%
Lease Rate
$17.40 /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%
$2,764,620
Cap Rate 7%
$1,974,729
Cap Rate 9%
$1,535,900
Alternative Uses
Best Use
Office B
$1.97M
$1.73M – $2.30M
NOI $138,231 @ 7.0% cap · market cap 6.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.83M
$2.47M – $3.30M
NOI $197,768 @ 7.0% cap · market cap 9.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
478
Businesses Nearby
Explore this area
Business Placement
Demographics for 61821, IL
29,057
Population
13,751
Households
2.1
Avg Household Size
36
Median Age
50%
College-Educated
95%
High-School Grad
7.7 sq mi
ZIP Area
3,774
Density / Sq Mi
$69,284
Median Household Income
$40,225
Median Earnings
$1,001
Median Rent
$174,800
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?
School - Two-suite educational facility with geothermal heating and cooling, sprinkler, and alarm systems.
Where is this school located?
The property is located at 2301 W Bradley Avenue Champaign, IL.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: 13,580 SF school/daycare facility with two suites and two current tenants; Built in 2010 with 10‑foot ceilings and abundant interior lighting; Geothermal heating and cooling, metal roof, sprinkler system, and alarm systems
