South Loop Mixed-Use
For Sale
$3,200,000
2010 S Wabash Avenue, Chicago, IL 60616
Fully-leased mixed-use property in Chicago's South Loop.
Property Size20,438 SF
Price / SF$156.57
Days on Market370
Property Features for 2010 S Wabash Avenue
General Information
Standard status
Active
Size
20,438 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$50,440
Amenities
Central air
Central Air Cooling
Building Details
Year Built
2002
Listing Agency:
STRAUSS REALTY LTD
(773) 736-3600
Listed By:
CRAIG WOLF · License #475163046
Source:
Corcoran
Added: Aug 6, 2025
Changed: Aug 8
Last Checked: Apr 5 at 8:21PM
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 STRAUSS REALTY LTD
Investment Insights
Based on property information with market context.
Located in the heart of Chicago's dynamic South Loop, 2010-2012 S. Wabash Avenue is a 20,438 SF mixed-use property. The fully-occupied asset includes 6 residential apartments and two retail spaces totaling 9,581 RSF, featuring a 4,335 SF street-level storefront and an additional 5,246 SF of usable basement retail. An 8-car garage provides added convenience. The property is offered at a 6.64% cap rate based on in-place NOI of $212,589. The renovated residential units include granite countertops, stainless steel appliances, and in-unit laundry. Units 2F, 3F, and 4F were updated in 2023, and the remaining units were renovated in 2017. The property benefits from exceptional visibility and accessibility, located near Wintrust Arena, McCormick Place, Essex on the Park, and the Museum Campus. Within a one-mile radius of five CTA train lines and major bus routes, and under 10 miles to both O'Hare and Midway, this South Loop location continues to see strong development and demand. This property offers investors the opportunity to acquire a fully-leased, income-producing asset in a premier urban corridor with long-term growth potential.
Key Highlights
- Fully‑leased, income‑producing mixed‑use property with strong cash flow and zero current vacancy.
- Prime South Loop location with exceptional visibility, accessibility, and long‑term growth potential.
- Attractive 6.64% cap rate based on in‑place NOI of $212,589.
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
$282,756
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
8.84%
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%
$5,655,120
$5.7M
Cap Rate 7%
$4,039,371
$4.0M
Cap Rate 9%
$3,141,733
$3.1M
Market Conditions
NOI Build-Up for 20,438 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
$441.5K $21.60/SF
− Vacancy
−$37.5K −$1.84/SF
EGI
$403.9K $19.76/SF
− OpEx
−$121.2K −$5.93/SF
NOI
$282.8K $13.83/SF
Area
Chicago, IL
Vacancy
8.50%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
30.00%
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%
$5,655,120
Cap Rate 7%
$4,039,371
Cap Rate 9%
$3,141,733
Alternative Uses
Best Use
Mixed Use
$4.93M
$4.31M – $5.75M
NOI $344,891 @ 7.0% cap · market cap 10.78%
Second Best
Apartment 5plus
$4.48M
$3.92M – $5.22M
NOI $313,297 @ 7.0% cap · market cap 9.79%
Theoretical Best
Office A
$9.64M
$8.43M – $11.24M
NOI $674,552 @ 7.0% cap · market cap 21.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,730
Businesses Nearby
Explore this area
Business Placement
Demographics for 60616, IL
54,013
Population
26,912
Households
2
Avg Household Size
38
Median Age
53%
College-Educated
86%
High-School Grad
3.8 sq mi
ZIP Area
14,214
Density / Sq Mi
$77,841
Median Household Income
$53,415
Median Earnings
$1,329
Median Rent
$387,300
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?
Mixed-use property - Fully-leased mixed-use property in Chicago's South Loop.
Where is this mixed-use property located?
The property is located at 2010 S Wabash Avenue Chicago, IL.
What is the asking price?
The asking price for this property is $3,200,000.
What are key features of this property?
This property features: Fully‑leased, income‑producing mixed‑use property with strong cash flow and zero current vacancy.; Prime South Loop location with exceptional visibility, accessibility, and long‑term growth potential.; Attractive 6.64% cap rate based on in‑place NOI of $212,589.
