Mixed-Use Building with
For Sale
$1,625,000
1430-1440 Miner St, Des Plaines, IL 60016
Four apartments and four storefronts combine residential and commercial occupancy in a transit-oriented downtown setting.
Property Size10,375 SF
Days on Market153
Property Features for 1430-1440 Miner St
General Information
Standard status
Active
Size
10,375 SF
Property subtype
Multifamily
Building Details
Building Size
10,375 SF
Year Built
1920
Listing Agency:
(312) 415-9586
Listed By:
John Meyer
(312) 415-9586
Source:
33realty
Added: Apr 1
Changed: Aug 30
Last Checked: Aug 30 at 3:31AM
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 John Meyer
Investment Insights
Based on property information with market context.
This mixed-use property includes four apartments and four retail storefronts, with two commercial spaces occupied by restaurants. The apartments feature hardwood floors, while two units have new cabinets. Building improvements include new double-pane windows installed in 2017, a new rubber membrane roof completed in 2014, a Weil-McLain boiler from 2015, and a new hot water tank installed in 2024. The rear exterior was painted in spring 2023, and the property includes basement storage and 15 rear parking spaces.
Located at 1430-1440 Miner St in downtown Des Plaines, the building is directly across from the train station and adjacent to Metropolitan Square and Police Headquarters. The property is zoned for 4 stories and benefits from a commercial air-conditioning unit serving the retail component.
Located at 1430-1440 Miner St in downtown Des Plaines, the building is directly across from the train station and adjacent to Metropolitan Square and Police Headquarters. The property is zoned for 4 stories and benefits from a commercial air-conditioning unit serving the retail component.
Key Highlights
- Four apartments and four retail storefronts at 1430‑1440 Miner St
- Two retail storefronts are occupied by restaurants
- Directly across from the Des Plaines train station
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
$144,007
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
8.86%
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%
$2,880,140
$2.9M
Cap Rate 7%
$2,057,243
$2.1M
Cap Rate 9%
$1,600,078
$1.6M
Market Conditions
NOI Build-Up for 10,375 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
$224.1K $21.60/SF
− Vacancy
−$18.4K −$1.77/SF
EGI
$205.7K $19.83/SF
− OpEx
−$61.7K −$5.95/SF
NOI
$144.0K $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%
$2,880,140
Cap Rate 7%
$2,057,243
Cap Rate 9%
$1,600,078
Alternative Uses
Best Use
Mixed Use
$2.50M
$2.19M – $2.92M
NOI $175,078 @ 7.0% cap · market cap 10.77%
Second Best
Specialty Retail
$2.48M
$2.17M – $2.89M
NOI $173,678 @ 7.0% cap · market cap 10.69%
Theoretical Best
Office A
$3.58M
$3.13M – $4.18M
NOI $250,741 @ 7.0% cap · market cap 15.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,475
Businesses Nearby
Explore this area
Business Placement
Demographics for 60016, IL
61,888
Population
25,613
Households
2.4
Avg Household Size
42
Median Age
43%
College-Educated
89%
High-School Grad
12.1 sq mi
ZIP Area
5,115
Density / Sq Mi
$84,044
Median Household Income
$50,180
Median Earnings
$1,406
Median Rent
$300,700
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?
Mixed-use property - Four apartments and four storefronts combine residential and commercial occupancy in a transit-oriented downtown setting.
Where is this mixed-use property located?
The property is located at 1430-1440 Miner St Des Plaines, IL.
What is the asking price?
The asking price for this property is $1,625,000.
What are key features of this property?
This property features: Four apartments and four retail storefronts at 1430‑1440 Miner St; Two retail storefronts are occupied by restaurants; Directly across from the Des Plaines train station
