Office Condo with Conference
For Sale
$540,000
1958 Aberdeen Court #1, Sycamore, IL 60178
Leased office condominium with private suites, a conference room, and brick construction in a professional campus setting.
Property Size2,886 SF
Price / SF$187.11
Days on Market334
Property Features for 1958 Aberdeen Court #1
General Information
Standard status
Active
Size
2,886 SF
Property subtype
Commercial
Zoning
OFFIC
Net Operating Income
$44,682
Financials
Cap Rate
8%
Gross Income
$65,784
Taxes and HOA fees
Annual Taxes
$11,653
Building Details
Building Size
2,886 SF
Year Built
2002
Stories
1
Units
1
Construction
brick
Tenancy
Single
Listing Agency:
Hoffman Realty
(815) 522-3255
Listed By:
Matthew Hoffman · License #475154045
(815) 522-3255
Source:
Midwestrealestate
Added: Sep 30, 2025
Changed: Aug 28
Last Checked: Aug 28 at 7:09PM
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 Hoffman Realty
Investment Insights
Based on property information with market context.
This 2,886-square-foot brick office condominium was built in 2002 and includes multiple suites plus a conference room. The property is occupied by a national tenant that has been in place since 2014. The building contains only two condominium units, providing a limited-occupancy setting with added privacy.
Located at 1958 Aberdeen Court #1 in Sycamore, Illinois, the office is part of the Midlands Professional Campus, an established concentration of medical and professional buildings. The property carries OFFIC zoning and is positioned in the Sycamore area near DeKalb. The condominium association handles common-area maintenance, while the property’s 8 CAP rate is based on 2024 income.
Located at 1958 Aberdeen Court #1 in Sycamore, Illinois, the office is part of the Midlands Professional Campus, an established concentration of medical and professional buildings. The property carries OFFIC zoning and is positioned in the Sycamore area near DeKalb. The condominium association handles common-area maintenance, while the property’s 8 CAP rate is based on 2024 income.
Key Highlights
- 2,886 SF brick office condominium
- National tenant in place since 2014
- Multiple office suites and a conference room
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
$39,793
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
7.37%
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%
$795,860
$795.9K
Cap Rate 7%
$568,471
$568.5K
Cap Rate 9%
$442,144
$442.1K
Market Conditions
NOI Build-Up for 2,886 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
$70.6K $24.48/SF
− Vacancy
−$17.6K −$6.10/SF
EGI
$53.1K $18.38/SF
− OpEx
−$13.3K −$4.60/SF
NOI
$39.8K $13.79/SF
Area
DeKalb County, IL
Vacancy
24.90%
Lease Rate
$24.48 /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%
$795,860
Cap Rate 7%
$568,471
Cap Rate 9%
$442,144
Alternative Uses
Best Use
Office B
$568.5K
$497.4K – $663.2K
NOI $39,793 @ 7.0% cap · market cap 7.37%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$996.4K
$871.9K – $1.16M
NOI $69,748 @ 7.0% cap · market cap 12.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,227
Businesses Nearby
Explore this area
Business Placement
Demographics for 60178, IL
22,386
Population
9,151
Households
2.4
Avg Household Size
39
Median Age
44%
College-Educated
96%
High-School Grad
67.2 sq mi
ZIP Area
333
Density / Sq Mi
$88,314
Median Household Income
$47,157
Median Earnings
$1,084
Median Rent
$262,700
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Leased office condominium with private suites, a conference room, and brick construction in a professional campus setting.
Where is this office units located?
The property is located at 1958 Aberdeen Court #1 Sycamore, IL.
What is the asking price?
The asking price for this property is $540,000.
What are key features of this property?
This property features: 2,886 SF brick office condominium; National tenant in place since 2014; Multiple office suites and a conference room
