Flexible Office Building with Open
New
For Sale
$1,500,000
201 Garden St, Yorkville, IL 60560
All-brick commercial facility with adaptable interiors, accessibility features, substantial electrical service, and on-site parking.
Property Size9,900 SF
Price / SF$151.52
Days on Market1
Property Features for 201 Garden St
General Information
Standard status
Active
Size
9,900 SF
Total Parking Spaces
50
Additional Details
Utilities to Site
Yes
Sprinkler System
Yes
Amenities
private office
public restrooms
waiting area
reception area
three separate entrances
open collaborative areas with skylights
double air-lock entry
handicap accessibility
800-amp three-phase four-wire electrical service
three HVAC systems
new LVT flooring
Building Details
Year Built
2003
Buildings
1
Building Size
9,900 SF
Construction
brick
Listing Agency:
Brummel Properties, Inc.
Listed By:
Laura Tomsa · License #471016446
(630) 347-3207
Source:
Liveliferealty
Added: Sep 6
Last Checked: Sep 6 at 2:24PM
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 Brummel Properties, Inc.
Investment Insights
Based on property information with market context.
This 9,900-square-foot all-brick office building was constructed in 2003 and has supported school, gym, and office operations. The finished lower level includes a private office, two public restrooms, a waiting area, a large reception area, and three separate entrances. Two expansive open areas with skylights provide flexible interior space, while a double air-lock entry and handicap accessibility support daily operations.
Building systems include 800-amp, three-phase, four-wire electrical service, three HVAC systems, three Reznor duct furnaces, and three Carrier split-system air-conditioning units. One air-conditioning system was recently replaced, and the main area has new LVT flooring. Approximately 50 parking spaces are available on site. The property also offers the potential for condominium division or individual office suites, supporting owner occupancy or multi-tenant use.
Building systems include 800-amp, three-phase, four-wire electrical service, three HVAC systems, three Reznor duct furnaces, and three Carrier split-system air-conditioning units. One air-conditioning system was recently replaced, and the main area has new LVT flooring. Approximately 50 parking spaces are available on site. The property also offers the potential for condominium division or individual office suites, supporting owner occupancy or multi-tenant use.
Key Highlights
- 9,900 SF all‑brick commercial building constructed in 2003
- Finished lower level with private office, reception area, waiting area, and 2 public restrooms
- Two open collaborative areas with skylights and 3 separate entrances
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
$136,505
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
9.10%
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%
$2,730,100
$2.7M
Cap Rate 7%
$1,950,071
$2.0M
Cap Rate 9%
$1,516,722
$1.5M
Market Conditions
NOI Build-Up for 9,900 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
$242.4K $24.48/SF
− Vacancy
−$60.3K −$6.10/SF
EGI
$182.0K $18.38/SF
− OpEx
−$45.5K −$4.60/SF
NOI
$136.5K $13.79/SF
Area
Kendall 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%
$2,730,100
Cap Rate 7%
$1,950,071
Cap Rate 9%
$1,516,722
Alternative Uses
Best Use
Office B
$1.95M
$1.71M – $2.28M
NOI $136,505 @ 7.0% cap · market cap 9.10%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.42M
$2.99M – $3.99M
NOI $239,261 @ 7.0% cap · market cap 15.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Sprinkler system
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
229
Businesses Nearby
Explore this area
Business Placement
Demographics for 60560, IL
27,185
Population
10,022
Households
2.7
Avg Household Size
37
Median Age
38%
College-Educated
95%
High-School Grad
79.4 sq mi
ZIP Area
342
Density / Sq Mi
$112,160
Median Household Income
$58,706
Median Earnings
$1,626
Median Rent
$324,900
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - All-brick commercial facility with adaptable interiors, accessibility features, substantial electrical service, and on-site parking.
Where is this office building located?
The property is located at 201 Garden St Yorkville, IL.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 9,900 SF all‑brick commercial building constructed in 2003; Finished lower level with private office, reception area, waiting area, and 2 public restrooms; Two open collaborative areas with skylights and 3 separate entrances
