Top Floor Lake View
For Sale
$325,000
200 Lake Boulevard #452 Buffalo, Buffalo Grove, IL 60089
Spacious 3-bedroom condo with lake views and updated features.
Property Size1,800 SF
Price / SF$180.56
Days on Market363
Property Features for 200 Lake Boulevard #452 Buffalo
General Information
Standard status
Active
Size
1,800 SF
Property subtype
Condominium
Amenities
Natural Gas
Central Air
Range
Microwave
Dishwasher
Refrigerator
Washer
Dryer
Disposal
Water Front, Asphalt
Building Details
Building Size
1,800 SF
Year Built
1971
Listing Agency:
Berkshire Hathaway HomeServices Starck Real Estate
(305) 776-1437
Listed By:
Jessica Pluda · License #A12026089
Source:
Kw
Added: Aug 20, 2025
Changed: Aug 14
Last Checked: Aug 17 at 3:00AM
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 Berkshire Hathaway HomeServices Starck Real Estate
Investment Insights
Based on property information with market context.
Located in the desirable Cambridge on the Lake community, this top-floor residence features three bedrooms and two bathrooms. The home has been impeccably maintained and thoughtfully updated, offering water views from every window. A grand foyer with double closets leads to spacious bedrooms, including a primary suite. Both bathrooms have been recently renovated with timeless finishes. The family room includes a gas fireplace and updated windows that provide abundant natural light, while the formal dining room is suited for entertaining. The redesigned kitchen features hardwood cabinetry, a new refrigerator, generous counter space, and a breakfast nook. In-unit laundry and ample storage are available. The Homeowner's Association (HOA) provides access to landscaped grounds with ponds, walking paths, a pool, clubhouse, and fitness center. HOA coverage includes water, parking, lawn care, and snow removal. The property is close to schools, shopping, dining, and major transportation routes.
Key Highlights
- Largest top‑floor unit with 3 bedrooms and 2 baths in the desirable Cambridge on the Lake community.
- Serene water views** from every window.
- Recently renovated bathrooms and redesigned kitchen with hardwood cabinetry and new refrigerator.
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
$22,216
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
6.84%
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%
$444,320
$444.3K
Cap Rate 7%
$317,371
$317.4K
Cap Rate 9%
$246,844
$246.8K
Market Conditions
NOI Build-Up for 1,800 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
$43.2K $24.00/SF
− Vacancy
−$2.8K −$1.56/SF
EGI
$40.4K $22.44/SF
− OpEx
−$18.2K −$10.10/SF
NOI
$22.2K $12.34/SF
Area
Lake County, IL
Vacancy
6.50%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
45.00%
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%
$444,320
Cap Rate 7%
$317,371
Cap Rate 9%
$246,844
Alternative Uses
Best Use
Apartment 5plus
$317.4K
$277.7K – $370.3K
NOI $22,216 @ 7.0% cap · market cap 6.84%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$621.5K
$543.8K – $725.0K
NOI $43,502 @ 7.0% cap · market cap 13.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
686
Businesses Nearby
Explore this area
Business Placement
Demographics for 60089, IL
43,227
Population
16,551
Households
2.6
Avg Household Size
43
Median Age
67%
College-Educated
97%
High-School Grad
9.8 sq mi
ZIP Area
4,411
Density / Sq Mi
$129,932
Median Household Income
$70,514
Median Earnings
$2,042
Median Rent
$393,000
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?
Apartment building - Spacious 3-bedroom condo with lake views and updated features.
Where is this apartment building located?
The property is located at 200 Lake Boulevard #452 Buffalo Buffalo Grove, IL.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Largest top‑floor unit with **3 bedrooms and 2 baths** in the desirable Cambridge on the Lake community.; Serene water views** from every window.; Recently renovated bathrooms and redesigned kitchen with hardwood cabinetry and new refrigerator.
