La Grange Retail
For Sale
$895,000
19-25 W Hillgrove, La Grange, IL 60525
Multi-tenant retail building in downtown La Grange near Metra.
Property Size4,955 SF
Price / SF$180.63
Days on Market272
Property Features for 19-25 W Hillgrove
General Information
Standard status
Active
Size
4,955 SF
Property subtype
Retail
Building Details
Building Size
4,955 SF
Year Built
1928
Listing Agency:
(847) 732-0504
Listed By:
Michael Williamson, CCIM · License #IL #475.161622
Source:
Sperrycga
Added: Nov 21, 2025
Changed: Aug 19
Last Checked: Aug 20 at 5:42AM
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 Michael Williamson, CCIM
Investment Insights
Based on property information with market context.
This multi-tenant retail building is located in downtown La Grange, offering high visibility. The property is suitable for various retail uses, including medispas or restaurants, and has potential for a rooftop deck and sidewalk cafe. The building features a brick facade and signage opportunities, with exposure across from the La Grange Metra station. The La Grange Road commuter rail station sees over 3,000 average daily passengers. The BNSF Metra line is the most heavily trafficked in the system, with over 15 million annual riders. The property offers an opportunity for a user/investor to occupy a 2,855 square foot endcap on the corner of Hillgrove Avenue and Madison Avenue, while collecting rent from the rest of the building. An existing nail salon occupies 900 square feet and has been a tenant for over 20 years. The remaining vacancy is marketable with historical occupancy. The location is in the heart of downtown La Grange, near national retailers such as Trader Joe's, Walgreens, and AT&T, and restaurants including Chipotle and Noodles & Company. Downtown La Grange is a shopping and dining destination 8 miles west of Chicago. The market is supported by a dense, affluent customer base, including over 22,000 residents within 1 mile with an average income of approximately $150,000. The property is located on West Hillgrove Avenue, across from the La Grange Metra Station in La Grange, Illinois, near the intersection of Ogden Avenue and La Grange Road. It is 30 minutes from Chicago and 20 minutes from both Midway and O'Hare International Airports. The property size is 4,955 square feet.
Key Highlights
- Prime location in downtown La Grange directly across from the La Grange Metra station.
- High‑visibility corner endcap unit (2,855 sf) available for owner/user occupancy** with income from existing tenants.
- In‑place cash flow from existing tenants to offset operating expenses.
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
$68,776
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
7.68%
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%
$1,375,520
$1.4M
Cap Rate 7%
$982,514
$982.5K
Cap Rate 9%
$764,178
$764.2K
Market Conditions
NOI Build-Up for 4,955 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
$107.0K $21.60/SF
− Vacancy
−$8.8K −$1.77/SF
EGI
$98.3K $19.83/SF
− OpEx
−$29.5K −$5.95/SF
NOI
$68.8K $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%
$1,375,520
Cap Rate 7%
$982,514
Cap Rate 9%
$764,178
Alternative Uses
Best Use
Retail
$982.5K
$859.7K – $1.15M
NOI $68,776 @ 7.0% cap · market cap 7.68%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.71M
$1.50M – $2.00M
NOI $119,751 @ 7.0% cap · market cap 13.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,709
Businesses Nearby
Explore this area
Business Placement
Demographics for 60525, IL
32,613
Population
12,991
Households
2.5
Avg Household Size
43
Median Age
53%
College-Educated
95%
High-School Grad
13.1 sq mi
ZIP Area
2,490
Density / Sq Mi
$113,718
Median Household Income
$64,082
Median Earnings
$1,475
Median Rent
$422,500
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?
Retail space - Multi-tenant retail building in downtown La Grange near Metra.
Where is this retail space located?
The property is located at 19-25 W Hillgrove La Grange, IL.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: Prime location in downtown La Grange directly across from the La Grange Metra station.; High‑visibility corner endcap unit (2,855 sf) available for owner/user occupancy** with income from existing tenants.; In‑place cash flow from existing tenants to offset operating expenses.
