Office Building with
New
For Sale
$1,500,000
201 Garden Street, Yorkville, IL 60560
Commercial Sale, Yorkville, IL
Property Size9,900 SF
Lot Size1.00 Acre
Price / SF$151.52
Days on Market4
Property Features for 201 Garden Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
COMMR
Directions
Just South of Downtown Yorkville on Rte. 47 to Garden Street West, or North of 71 to Garden Street West to Building
Subdivision
Yorkville / Bristol
Standard status
Active
APN
0505252003
Lot size
1.00 Acre
Taxes and HOA fees
Tax Year
2025
Utilities
Cooling system
Central Air
Amenities
finished lower level
private office
public restrooms
waiting area
reception area
three separate entrances
open collaborative areas with skylights
double air-lock entry
handicap accessibility
new LVT flooring
Building Details
Year built
2003
Floors in Building
1
Number of units
1
Flooring type
Tile, Vinyl, Carpet
Building materials
Brick, Stone
Roof type
Composition
Listing Agency:
Brummel Properties, Inc.
(630) 551-8005
Listed By:
Laura Tomsa · License #471016446
(630) 347-3207
Added: Sep 1
Changed: Sep 3
Last Checked: Sep 4 at 8:06AM
MLS# 12748013
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.
Investment Insights
Based on property information with market context.
This all-brick office building offers a flexible configuration across finished commercial space, including a lower level with a private office, waiting area, reception area, and two public restrooms. Two large open areas with skylights provide adaptable settings for office, educational, medical, fitness, and service uses. Three separate entrances, a double air-lock entry, and handicap accessibility support practical day-to-day operations. The property includes tile, vinyl, and carpet flooring, three HVAC systems, three Reznor duct furnaces, and three Carrier split-system air-conditioning units, including one recently replaced system.
Set on 1 acre in Yorkville, the property provides approximately 50 parking spaces and is served by 800-amp, three-phase, four-wire electrical service. Commercial zoning is identified as COMMR. The building was constructed in 2003 and features brick and stone construction with a composition roof. Its layout may also support condominium division or individual office suites, as described in the property information.
Set on 1 acre in Yorkville, the property provides approximately 50 parking spaces and is served by 800-amp, three-phase, four-wire electrical service. Commercial zoning is identified as COMMR. The building was constructed in 2003 and features brick and stone construction with a composition roof. Its layout may also support condominium division or individual office suites, as described in the property information.
Key Highlights
- 9,900 SF all‑brick commercial building on 1 acre
- 800‑amp, three‑phase, four‑wire electrical service
- Approximately 50 on‑site parking spaces
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 - Flexible commercial building with open interiors, multiple entrances, accessibility features, and on-site parking.
Where is this office building located?
The property is located at 201 Garden Street 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 on 1 acre; 800‑amp, three‑phase, four‑wire electrical service; Approximately 50 on‑site parking spaces
