Two-Story Office
For Sale
$325,000
525 S Tyler Road #Q2, St Charles, IL 60174
Commercial condo with reception, conference, and private office areas across two levels.
Property Size2,020 SF
Days on Market51
Property Features for 525 S Tyler Road #Q2
General Information
Standard status
Active
Size
2,020 SF
Property subtype
Commercial
Zoning
COMMR
Taxes and HOA fees
Annual Taxes
$2,810
Building Details
Building Size
2,020 SF
Year Built
1996
Stories
2
Units
1
Listing Agency:
One Source Realty
(630) 803-8444
Listed By:
Matthew Kombrink · License #471007391
Source:
Jjillrealtygroup
Added: Jul 11
Changed: Aug 29
Last Checked: Aug 25 at 9:20AM
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 One Source Realty
Investment Insights
Based on property information with market context.
This two-story commercial condominium provides a professional office setting with a defined layout for client meetings, focused work, and team collaboration. The main level includes a reception and waiting area, conference room, coffee bar, one private office, and a powder room. Four additional private offices, a second powder room, and a common area are located upstairs, bringing the total to five private offices and two powder rooms.
Built in 1996, the unit is positioned within a professional complex occupied by multiple established businesses. The master association fee covers building and common-area maintenance. The property is located at 525 S Tyler Road, Unit Q2, in St. Charles, Illinois, and carries COMMR zoning.
Built in 1996, the unit is positioned within a professional complex occupied by multiple established businesses. The master association fee covers building and common-area maintenance. The property is located at 525 S Tyler Road, Unit Q2, in St. Charles, Illinois, and carries COMMR zoning.
Key Highlights
- Five private offices arranged across two levels
- Two powder rooms, including one on each floor
- Reception and waiting area with a dedicated conference room
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
$27,852
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
8.57%
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%
$557,040
$557.0K
Cap Rate 7%
$397,886
$397.9K
Cap Rate 9%
$309,467
$309.5K
Market Conditions
NOI Build-Up for 2,020 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
$49.4K $24.48/SF
− Vacancy
−$12.3K −$6.10/SF
EGI
$37.1K $18.38/SF
− OpEx
−$9.3K −$4.60/SF
NOI
$27.9K $13.79/SF
Area
Kane County, IL
Vacancy
24.90%
Lease Rate
$24.48 /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%
$557,040
Cap Rate 7%
$397,886
Cap Rate 9%
$309,467
Alternative Uses
Best Use
Office B
$397.9K
$348.2K – $464.2K
NOI $27,852 @ 7.0% cap · market cap 8.57%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$697.4K
$610.2K – $813.7K
NOI $48,819 @ 7.0% cap · market cap 15.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
998
Businesses Nearby
Explore this area
Business Placement
Demographics for 60174, IL
30,958
Population
13,115
Households
2.4
Avg Household Size
42
Median Age
49%
College-Educated
95%
High-School Grad
13.7 sq mi
ZIP Area
2,260
Density / Sq Mi
$102,408
Median Household Income
$51,235
Median Earnings
$1,738
Median Rent
$348,100
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?
Office units - Commercial condo with reception, conference, and private office areas across two levels.
Where is this office units located?
The property is located at 525 S Tyler Road #Q2 St Charles, IL.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Five private offices arranged across two levels; Two powder rooms, including one on each floor; Reception and waiting area with a dedicated conference room
