Gas Station with Vacant
For Sale
$4,000,000
1605 S River Road B, Des Plaines, IL 60018
Rebuilt fuel facility with an upper-level studio and three vacant commercial spaces for additional uses.
Property Size6,970 SF
Lot Size0.16 Acres
Price / SF$573.89
Days on Market38
Property Features for 1605 S River Road B
General Information
Standard status
Active
Size
6,970 SF
Lot size
0.16 Acres
Property subtype
Business Opportunity
Site & Location
Corner Location
Yes
Road Access
Yes
Additional Details
Business Included
Yes
Amenities
studio with shower and kitchen
Listing Agency:
Coldwell Banker Realty
(630) 954-4600
Listed By:
Moin Haque, Eabad Haque · License #475183522
Source:
Liveliferealty
Added: Jul 24
Changed: Aug 29
Last Checked: Aug 25 at 5:02AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
The offering combines a gas station, related equipment, and the operating business on a .16-acre parcel. The 6,970-square-foot facility was rebuilt from the ground up a few years ago and includes three newer underground fiberglass tanks serving regular gasoline, premium gasoline, and diesel. An upper-floor studio provides a shower and kitchen.
The property occupies the corner of Oakton Street and River Road at 1605 S River Road B in Des Plaines. The building also contains two vacant spaces identified for fast-food or ice-cream concepts, along with a separate vacant retail space. A supply agreement has 4 years remaining. Gas and inventory are excluded from the offering.
The property occupies the corner of Oakton Street and River Road at 1605 S River Road B in Des Plaines. The building also contains two vacant spaces identified for fast-food or ice-cream concepts, along with a separate vacant retail space. A supply agreement has 4 years remaining. Gas and inventory are excluded from the offering.
Key Highlights
- 6,970‑square‑foot gas station on a .16 ac lot
- Three newer underground fiberglass tanks for regular, premium gas, and diesel
- Rebuilt from the ground up a few years ago
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
$116,678
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
2.92%
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%
$2,333,560
$2.3M
Cap Rate 7%
$1,666,829
$1.7M
Cap Rate 9%
$1,296,422
$1.3M
Market Conditions
NOI Build-Up for 6,970 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
$167.3K $24.00/SF
− Vacancy
−$11.7K −$1.68/SF
EGI
$155.6K $22.32/SF
− OpEx
−$38.9K −$5.58/SF
NOI
$116.7K $16.74/SF
Area
Cook County, IL
Vacancy
7.00%
Lease Rate
$24.00 /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%
$2,333,560
Cap Rate 7%
$1,666,829
Cap Rate 9%
$1,296,422
Alternative Uses
Best Use
Specialty Retail
$1.67M
$1.46M – $1.94M
NOI $116,678 @ 7.0% cap · market cap 2.92%
Second Best
Retail
$1.38M
$1.21M – $1.61M
NOI $96,745 @ 7.0% cap · market cap 2.42%
Theoretical Best
Office A
$2.41M
$2.11M – $2.81M
NOI $168,450 @ 7.0% cap · market cap 4.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
457
Businesses Nearby
20k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 82%
Dining 18%
Shell
Shops & Services
7,919 visits/mo
0.1 miles
Exxon
Shops & Services
4,370 visits/mo
0.2 miles
Mobil
Shops & Services
3,901 visits/mo
0.1 miles
Dunkin' Donuts
Dining
3,484 visits/mo
0.4 miles
Demographics for 60018, IL
30,051
Population
10,350
Households
2.9
Avg Household Size
40
Median Age
26%
College-Educated
82%
High-School Grad
16.6 sq mi
ZIP Area
1,810
Density / Sq Mi
$85,415
Median Household Income
$40,194
Median Earnings
$1,174
Median Rent
$302,400
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?
Gas station - Rebuilt fuel facility with an upper-level studio and three vacant commercial spaces for additional uses.
Where is this gas station located?
The property is located at 1605 S River Road B Des Plaines, IL.
What is the asking price?
The asking price for this property is $4,000,000.
What are key features of this property?
This property features: 6,970‑square‑foot gas station on a .16 ac lot; Three newer underground fiberglass tanks for regular, premium gas, and diesel; Rebuilt from the ground up a few years ago
