Two-Unit Residential Income
For Sale
$389,000
Pending
202 North 5th Street, St Charles, IL 60174
Well-maintained two-flat offers two 2-bedroom, 1-bath units with private entrances and off-street parking.
Property Size2,050 SF
Days on Market76
Property Features for 202 North 5th Street
General Information
Standard status
Pending
Size
2,050 SF
Total Parking Spaces
2
Property subtype
Two to Four Units / 2 Flat
Taxes and HOA fees
Annual Taxes
$6,099
Building Details
Year Built
1910
Listing Agency:
Karen Douglas Realty
Listed By:
Susan Kalina · License #475130370
(630) 232-1234
Source:
Compass
Added: Jun 24
Changed: Aug 8
Last Checked: Jul 24 at 3:30PM
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 Karen Douglas Realty
Investment Insights
Based on property information with market context.
This well-maintained two-flat residential income property features two spacious 2-bedroom, 1-bath units. The first-floor unit is vacant and has a private entrance, a large front porch, and a rear deck and patio. The second-floor unit is rented through May 2027 and includes a private entrance, a small deck, and attic storage with pull-down stairs.
The building also includes a large fenced yard with a shed, a full basement with shared washer and dryer, and a driveway providing off-street parking. Public remarks note multiple improvements over the last 12 years, including roof and windows, furnace, water heater, two 100-amp electric panels, tuckpointing, and some appliances.
Both units are configured as two-bedroom, one-bath spaces, supported by a shared basement laundry setup and separate exterior access through private entrances.
The building also includes a large fenced yard with a shed, a full basement with shared washer and dryer, and a driveway providing off-street parking. Public remarks note multiple improvements over the last 12 years, including roof and windows, furnace, water heater, two 100-amp electric panels, tuckpointing, and some appliances.
Both units are configured as two-bedroom, one-bath spaces, supported by a shared basement laundry setup and separate exterior access through private entrances.
Key Highlights
- Two‑flat built in 1910 with two 2‑bedroom, 1‑bath units in downtown St. Charles
- 2nd floor unit is rented through May 2027 at $1,600/month plus electric
- 1st floor unit is vacant and features a private entrance, large front porch, rear deck, and patio
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
$26,601
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%
$532,020
$532.0K
Cap Rate 7%
$380,014
$380.0K
Cap Rate 9%
$295,567
$295.6K
Market Conditions
NOI Build-Up for 2,050 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
$41.1K $20.04/SF
− Vacancy
−$3.1K −$1.50/SF
EGI
$38.0K $18.54/SF
− OpEx
−$11.4K −$5.56/SF
NOI
$26.6K $12.98/SF
Area
Kane County, IL
Vacancy
7.50%
Lease Rate
$20.04 /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%
$532,020
Cap Rate 7%
$380,014
Cap Rate 9%
$295,567
Alternative Uses
Best Use
Multifamily LT 5
$380.0K
$332.5K – $443.4K
NOI $26,601 @ 7.0% cap · market cap 6.84%
Second Best
Apartment 5plus
$339.7K
$297.3K – $396.4K
NOI $23,782 @ 7.0% cap · market cap 6.11%
Theoretical Best
Office A
$707.8K
$619.3K – $825.7K
NOI $49,544 @ 7.0% cap · market cap 12.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,492
Businesses Nearby
Explore this area
Business Placement
Demographics for 60174, IL
30,958
Population
13,115
Households
2.4
Avg Household Size
42
Median Age
49%
College-Educated
95%
High-School Grad
13.7 sq mi
ZIP Area
2,260
Density / Sq Mi
$102,408
Median Household Income
$51,235
Median Earnings
$1,738
Median Rent
$348,100
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?
Duplex - Well-maintained two-flat offers two 2-bedroom, 1-bath units with private entrances and off-street parking.
Where is this duplex located?
The property is located at 202 North 5th Street St Charles, IL.
What is the asking price?
The asking price for this property is $389,000.
What are key features of this property?
This property features: Two‑flat built in 1910 with two 2‑bedroom, 1‑bath units in downtown St. Charles; 2nd floor unit is rented through May 2027 at $1,600/month plus electric; 1st floor unit is vacant and features a private entrance, large front porch, rear deck, and patio
