CVS-Anchored Shopping
For Sale
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1801-1861 W Golf Road, Schaumburg, IL 60194
CVS-anchored shopping center at a signalized corner with reported high traffic volumes on major roadways.
Property Size63,766 SF
Price / SF$170.15
Days on Market50
Property Features for 1801-1861 W Golf Road
General Information
Standard status
Active
Size
63,766 SF
Total Parking Spaces
265
Property subtype
Retail
Occupancy
100%
Lease Type
Net
Investment Type
Stabilized
Net Operating Income
$867,661
Site & Location
Traffic Count
38,900 vehicles/day
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1989
Units
19
Tenancy
Multi
Listing Agency:
Marcus & Millichap - Chicago Oak Brook
Listed By:
Steven Weinstock · License #IL 471011175
(630) 570-2250
Source:
Crexi
Added: Jul 16
Changed: Aug 28
Last Checked: Sep 1 at 9:46AM
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 Marcus & Millichap - Chicago Oak Brook
Investment Insights
Based on property information with market context.
Poplar Creek Plaza is a CVS-anchored shopping center totaling 63,766 square feet. CVS has occupied its space for 25 years and recently exercised an additional 5-year option period, reflecting a contractually stated rental increase. The property is supported by a 15.48-year weighted average tenant tenure, with long-standing co-tenants including Darumar Japanese Restaurant, H&R Block, Lens n Specs Optometry, and LA Tan.
The center is located at a signalized, hard-corner intersection of W Golf Road and N Walnut Lane, with reported daily traffic volumes of 35,100 VPD on W Golf Road and 3,800 VPD on N Walnut Lane. Additional access and visibility are supported by proximity to W Higgins Road and the Interstate 90 interchange.
Recent leasing activity includes Vida Dental executing a 10-year lease in 2024, Choice Indian Restaurant and Rajeshree Grocers signing 7-year leases in 2024, Chai Corner and Hair Horizons Salon executing 5-year leases, and Fiber Lift Center executing a 4-year lease in 2025. Fifteen of the nineteen tenants have in-place rent escalations ranging from 2% to 8%, with two tenants carrying 16% and 35% base lease term increases.
The center is located at a signalized, hard-corner intersection of W Golf Road and N Walnut Lane, with reported daily traffic volumes of 35,100 VPD on W Golf Road and 3,800 VPD on N Walnut Lane. Additional access and visibility are supported by proximity to W Higgins Road and the Interstate 90 interchange.
Recent leasing activity includes Vida Dental executing a 10-year lease in 2024, Choice Indian Restaurant and Rajeshree Grocers signing 7-year leases in 2024, Chai Corner and Hair Horizons Salon executing 5-year leases, and Fiber Lift Center executing a 4-year lease in 2025. Fifteen of the nineteen tenants have in-place rent escalations ranging from 2% to 8%, with two tenants carrying 16% and 35% base lease term increases.
Key Highlights
- 63,766 SF CVS‑anchored shopping center, built in 1989
- CVS occupied for 25 years and exercised an additional 5‑year option period with contractually stated rental increases
- Long tenant tenure: 15.48‑year weighted average, including co‑tenants such as H&R Block (30+ years) and Lens n Specs Optometry (29+ years)
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
$885,082
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
8.16%
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%
$17,701,640
$17.7M
Cap Rate 7%
$12,644,029
$12.6M
Cap Rate 9%
$9,834,244
$9.8M
Market Conditions
NOI Build-Up for 63,766 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
$1.38M $21.60/SF
− Vacancy
−$112.9K −$1.77/SF
EGI
$1.26M $19.83/SF
− OpEx
−$379.3K −$5.95/SF
NOI
$885.1K $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%
$17,701,640
Cap Rate 7%
$12,644,029
Cap Rate 9%
$9,834,244
Alternative Uses
Best Use
Retail
$12.64M
$11.06M – $14.75M
NOI $885,082 @ 7.0% cap · market cap 8.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$22.02M
$19.26M – $25.68M
NOI $1,541,084 @ 7.0% cap · market cap 14.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
38,900 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
347
Businesses Nearby
20k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 74%
Shops & Services 25%
Beauty & Spa 2%
Wendy's
Dining
12,428 visits/mo
0.1 miles
7-Eleven
Shops & Services
4,808 visits/mo
0.1 miles
Inchin's Bamboo Garden
Dining
1,949 visits/mo
0.1 miles
LA Tan
Beauty & Spa
372 visits/mo
0.1 miles
Demographics for 60194, IL
20,622
Population
8,325
Households
2.5
Avg Household Size
41
Median Age
50%
College-Educated
95%
High-School Grad
3.7 sq mi
ZIP Area
5,574
Density / Sq Mi
$97,876
Median Household Income
$60,835
Median Earnings
$1,897
Median Rent
$310,600
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Similar Off Market Nearby
- Schaumburg Shopping Center — 2375 Bode Rd, Schaumburg, IL 60194
- Poplar Creek Plaza — 1855 W Golf Rd, Schaumburg, IL 60194
Frequently Asked Questions
What type of property is this?
Shopping center - CVS-anchored shopping center at a signalized corner with reported high traffic volumes on major roadways.
Where is this shopping center located?
The property is located at 1801-1861 W Golf Road Schaumburg, IL.
What is the asking price?
The asking price for this property is $10,850,000.
What are key features of this property?
This property features: 63,766 SF CVS‑anchored shopping center, built in 1989; CVS occupied for 25 years and exercised an additional 5‑year option period with contractually stated rental increases; Long tenant tenure: 15.48‑year weighted average, including co‑tenants such as H&R Block (30+ years) and Lens n Specs Optometry (29+ years)
