Carillon Community Condo For
For Sale
$170,000
13750 Bristlecone Drive S #208, Plainfield, IL 60544
55+ community condo with 1 bedroom and resort-style amenities.
Property Size918 SF
Price / SF$185.19
Days on Market369
Property Features for 13750 Bristlecone Drive S #208
General Information
Standard status
Active
Size
918 SF
Property subtype
Condominium
Amenities
Natural Gas
Central Air
Range
Dishwasher
Refrigerator
Washer
Dryer
Deck
Building Details
Building Size
918 SF
Year Built
1990
Listing Agency:
Tanis Group Realty
(847) 594-4215
Listed By:
Donald Trainor
Source:
Kw
Added: Aug 26, 2025
Changed: Aug 28
Last Checked: Aug 28 at 5:05PM
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 Tanis Group Realty
Investment Insights
Based on property information with market context.
This 55+ Carillon community condo offers relaxed sophistication. Unit 208 features 1 bedroom, 1.5 baths, and over 900 sq ft of living space. The open concept living and dining area is suited for entertaining, with seamless flow between the kitchen and living areas. Additional storage is available down the hall. The property includes assigned parking in the attached below ground heated parking garage. This gated community provides resort-style amenities and views of the golf course. It is located minutes from Plainfield schools, shops, and dining.
Key Highlights
- 55+ Carillon Community Condo
- Attached below ground HEATED PARKING GARAGE
- Gated community with resort‑style amenities and golf course views
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
$10,650
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
6.26%
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%
$213,000
$213.0K
Cap Rate 7%
$152,143
$152.1K
Cap Rate 9%
$118,333
$118.3K
Market Conditions
NOI Build-Up for 918 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
$20.8K $22.68/SF
− Vacancy
−$1.5K −$1.59/SF
EGI
$19.4K $21.09/SF
− OpEx
−$8.7K −$9.49/SF
NOI
$10.6K $11.60/SF
Area
Will County, IL
Vacancy
7.00%
Lease Rate
$22.68 /SF/Yr
Expense Ratio
45.00%
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%
$213,000
Cap Rate 7%
$152,143
Cap Rate 9%
$118,333
Alternative Uses
Best Use
Apartment 5plus
$152.1K
$133.1K – $177.5K
NOI $10,650 @ 7.0% cap · market cap 6.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$208.2K
$182.2K – $242.9K
NOI $14,574 @ 7.0% cap · market cap 8.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
122
Businesses Nearby
Explore this area
Business Placement
Demographics for 60544, IL
27,680
Population
10,553
Households
2.6
Avg Household Size
41
Median Age
43%
College-Educated
96%
High-School Grad
24.2 sq mi
ZIP Area
1,144
Density / Sq Mi
$108,447
Median Household Income
$59,601
Median Earnings
$1,809
Median Rent
$311,700
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - 55+ community condo with 1 bedroom and resort-style amenities.
Where is this apartment building located?
The property is located at 13750 Bristlecone Drive S #208 Plainfield, IL.
What is the asking price?
The asking price for this property is $170,000.
What are key features of this property?
This property features: 55+ Carillon Community Condo; Attached below ground HEATED PARKING GARAGE; Gated community with resort‑style amenities and golf course views
