Signalized-Corner Storefront
For Sale
$1,500,000
2680 N River Road, River Grove, IL 60171
Commercial storefront with strong roadside exposure, a dedicated sign, and a bus stop directly along the frontage.
Property Size2,300 SF
Lot Size0.37 Acres
Price / SF$422.54
Days on Market539
Property Features for 2680 N River Road
General Information
Standard status
Active
Size
2,300 SF
Lot size
0.37 Acres
Property subtype
Commercial
Zoning
COMMR
Site & Location
Corner Location
Yes
Traffic Count
46,000 vehicles/day
Taxes and HOA fees
Annual Taxes
$31,248
Building Details
Building Size
2,300 SF
Stories
1
Units
1
Listing Agency:
Strauss Realty Ltd
(773) 736-3600
Listed By:
Moshe Weinberger · License #475183341
(773) 736-3600
Source:
Birdrealtysells
Added: Mar 10, 2025
Changed: Aug 29
Last Checked: Aug 25 at 6:43AM
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 Strauss Realty Ltd
Investment Insights
Based on property information with market context.
This storefront property includes a 3,550-square-foot building on a 16,000-square-foot parcel, with on-site signage and COMMR zoning. The building occupies a highly visible corner at 2680 N River Road in River Grove, Illinois, providing a prominent position for retail or other commercial use supported by the existing storefront format.
The site benefits from substantial vehicle exposure, with approximately 46,000 vehicles passing the location daily. A bus stop is positioned in front of the property, while McDonald’s and a BP gas station are located across the street. River Grove Metra is a 12-minute walk away, and Chicago O’Hare International Airport is a 12-minute drive from the property.
The site benefits from substantial vehicle exposure, with approximately 46,000 vehicles passing the location daily. A bus stop is positioned in front of the property, while McDonald’s and a BP gas station are located across the street. River Grove Metra is a 12-minute walk away, and Chicago O’Hare International Airport is a 12-minute drive from the property.
Key Highlights
- 3,550 SF storefront building on a 16,000 SF land parcel
- Signalized corner with 46,000 vehicles passing daily
- Dedicated sign and bus stop directly in front
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
$49,275
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
3.28%
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%
$985,500
$985.5K
Cap Rate 7%
$703,929
$703.9K
Cap Rate 9%
$547,500
$547.5K
Market Conditions
NOI Build-Up for 3,550 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
$76.7K $21.60/SF
− Vacancy
−$6.3K −$1.77/SF
EGI
$70.4K $19.83/SF
− OpEx
−$21.1K −$5.95/SF
NOI
$49.3K $13.88/SF
Area
Cook County, IL
Vacancy
8.20%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
30.00%
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%
$985,500
Cap Rate 7%
$703,929
Cap Rate 9%
$547,500
Alternative Uses
Best Use
Retail
$703.9K
$615.9K – $821.3K
NOI $49,275 @ 7.0% cap · market cap 3.28%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.23M
$1.07M – $1.43M
NOI $85,796 @ 7.0% cap · market cap 5.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
46,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
611
Businesses Nearby
40k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 71%
Shops & Services 29%
Starbucks
Dining
16,281 visits/mo
0.5 miles
Dunkin' Donuts
Dining
11,959 visits/mo
0.1 miles
BP
Shops & Services
11,479 visits/mo
0.1 miles
Demographics for 60171, IL
10,612
Population
4,456
Households
2.4
Avg Household Size
40
Median Age
26%
College-Educated
91%
High-School Grad
2.3 sq mi
ZIP Area
4,614
Density / Sq Mi
$74,793
Median Household Income
$43,696
Median Earnings
$1,230
Median Rent
$244,700
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Commercial storefront with strong roadside exposure, a dedicated sign, and a bus stop directly along the frontage.
Where is this storefront property located?
The property is located at 2680 N River Road River Grove, IL.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 3,550 SF storefront building on a 16,000 SF land parcel; Signalized corner with 46,000 vehicles passing daily; Dedicated sign and bus stop directly in front
