Freestanding Flex Building with
For Sale
$799,000
1375 S Eastwood Drive, Woodstock, IL 60098
Air-conditioned commercial property combining office, showroom, warehouse, parking, and an unused cell tower on 1.2 acres.
Property Size9,238 SF
Lot Size1.20 Acres
Price / SF$86.49
Days on Market14
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
Site & Location
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Warehouse Space
4,000 SF
Office Build-Out
5,000 SF
Drive-In Doors
1
Power
200 amps
Three-Phase Power
No
Conditioned Warehouse
Yes
Taxes and HOA fees
Annual Taxes
$23,354
Amenities
conference room
break room
Building Details
Building Size
9,238 SF
Year Built
1955
Buildings
1
Stories
1
Units
1
Listing Agency:
Premier Commercial Realty
(815) 236-9816
Listed By:
Heather Schweitzer · License #471019756
Source:
Jjillrealtygroup
Added: Aug 17
Changed: Aug 29
Last Checked: Aug 29 at 10:20AM
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 Premier Commercial Realty
Investment Insights
Based on property information with market context.
This freestanding flex property at 1375 S Eastwood Drive in Woodstock, Illinois, contains 9,238 square feet on 1.2 acres. The fully air-conditioned building combines office, showroom, and warehouse areas with up to 9 offices, a large conference room, 3 bathrooms, a break room, and mezzanine storage. One 10' x 10' DID serves the warehouse area. LED lighting is installed throughout, and the property includes 200-amp, single-phase power with a backup generator.
The site provides 150 feet of frontage along Route 47 and records over 13,200 vpd. Ample parking is available, and an unused 120-foot cell tower is located on the property. Zoning is RTAIL. The building was constructed in 1955.
The site provides 150 feet of frontage along Route 47 and records over 13,200 vpd. Ample parking is available, and an unused 120-foot cell tower is located on the property. Zoning is RTAIL. The building was constructed in 1955.
Key Highlights
- 9,238 SF freestanding building on 1.2 AC
- 150' of frontage along Route 47 with over 13,200 vpd
- Fully air‑conditioned office, showroom, and warehouse configuration
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
Property Profile
Current Use
Lease Details
1
Drive-in doors
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
208
Businesses Nearby
Under-served
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
- Antigua Mexican Grill (Woodstock) — 125 E Calhoun St, Woodstock, IL 60098
- Chi-Cal Katering — 240 N Throop St, Woodstock, IL 60098
Frequently Asked Questions
What type of property is this?
Flex space - Air-conditioned commercial property combining office, showroom, warehouse, parking, and an unused cell tower on 1.2 acres.
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; 150' of frontage along Route 47 with over 13,200 vpd; Fully air‑conditioned office, showroom, and warehouse configuration
