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    Move-In Ready Office Suite Title is generated by Realmo AI

    2009 Fox Drive, Champaign, IL 61820

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    COMMERCIAL - Champaign, IL

    Type:Office
    Property size:
    20,000 SF
    Added:
    May 13, 2026
    Days on Market:
    27
    Last Refresh:
    Jun 8 at 8:06 am

    Property Features for 2009 Fox Drive

    General Information

    Property type
    Commercial Lease
    Property subtype
    Office
    Zoning
    OFFIC
    Standard status
    Active
    Size
    20,000 SF

    Taxes and HOA fees

    Tax Description
    Mattis Park North Sub 2

    Utilities

    Cooling system
    Central Air

    Building Details

    Year built
    1988
    Floors in Building
    1
    Flooring type
    Carpet
    Building materials
    Brick
    Roof type
    Membrane

    We can help!

    Listing Contact
    Matt Difanis
    Matt Difanis

    Listing agent Matt Difanis License #471020468

    Listing office RE/MAX REALTY ASSOCIATES-CHA 2009 Fox Drive - Suite G, Champaign, IL

    Listing date May 13, 2026

    MLS# 12645703

    Copyright © 2026 Midwest Real Estate Data, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Move‑in‑ready office suite in a 20,000 SF office building, built in 1988
    • Suite layout includes reception/lobby, storage rooms, ADA‑compliant private bath, and multiple private offices
    • Four private offices with large west‑facing windows plus four additional interior private offices
    • Own exterior entrance with plenty of included parking within steps of the entrance
    • Central air; carpet flooring; membrane roof; gigabit internet and shared ethernet/Wi‑Fi included
    • Available July 2026; lease structure described as gross with utilities, taxes, repairs, and maintenance included

    Overview

    This move-in ready office suite is currently used by a talk therapy practice and is configured with an open reception or lobby area, multiple storage rooms, an ADA compliant private bathroom, and eight office rooms total. The suite includes four private offices with large west-facing windows and four additional private interior offices. The space also features an exterior entrance and access to included parking steps from the entry.

    The suite is part of a 20,000-square-foot office building in an established one-story office park. The building offers the tenant the option of no-added-cost limited access to certain common amenities, including additional bathrooms, a large meeting room with multimedia, and a kitchen. Gigabit internet is available, with ethernet and Wi-Fi connectivity included on a shared network, and the setup for a private network and separate ISP can be accommodated.

    For tenants seeking a convenient office environment, the layout supports client-facing work with a reception area and dedicated private offices. It also benefits professionals who value separate suite entry and proximity to parking, with building common areas available for meetings and day-to-day functions.
    Property Profile Location Intelligence

    Current Use by Public Records

    Sharon Roth, PrimeLending Loan Service RE/MAX REALTY ASSOCIATES-Michael ... Real Estate Agency Max Mitchell, REALTOR, ... Real Estate Agency The Tim Drollinger Team ... Real Estate Agency Dan Gordon Re/Max ... Real Estate Agency

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Champaign
    County
    Champaign
    State
    Illinois
    Longitude
    -88.251531
    Latitude
    40.090837

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    FAQs

    What type of property is this?
    Office units - Versatile office suite with private offices, ADA bath, and its own exterior entrance plus included parking.
    Where is this office units located?
    The property is located at 2009 Fox Drive Champaign, IL.
    What are key features of this property?
    This property features: Move‑in‑ready office suite in a 20,000 SF office building, built in 1988; Suite layout includes reception/lobby, storage rooms, ADA‑compliant private bath, and multiple private offices; Four private offices with large west‑facing windows plus four additional interior private offices
    (217) 373-4964
    We can help!
    Listing Contact
    Matt Difanis
    Matt Difanis
    Real Estate License ID: 471020468
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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