Flex Industrial Building with
For Sale
Contact for pricing
203 Commercial Dr., Yorkville, IL 60560
M1-zoned property combines upgraded offices with adaptable warehouse space.
Property Size16,867 SF
Price / SF$189.66
Days on Market54
Property Features for 203 Commercial Dr.
General Information
Standard status
Active
Size
16,867 SF
Property subtype
Industrial
Zoning
M1
Site & Location
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Clear Height
22 ft
Clear Span
Yes
Dock-High Doors
1
Drive-In Doors
4
Amenities
three private offices
kitchen/break room
updated bathroom with a shower
Building Details
Year Built
2006
Buildings
1
Listing Agency:
Century 21 Integra
(630) 486-7321
Listed By:
Jason Pesola · License #IL 475.164200
Source:
Crexi
Added: Jul 8
Changed: Aug 30
Last Checked: Aug 30 at 12:18AM
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 Century 21 Integra
Investment Insights
Based on property information with market context.
This 16,867-square-foot flex property, built in 2006, pairs a finished office component with a functional industrial work area. The office section includes three private offices, a kitchen and break room, plus a renovated bathroom with shower. A fire-rated door separates the administrative area from the warehouse, which provides 22-foot clear-span ceilings throughout, including the rear section.
Loading infrastructure includes one truck-height dock equipped with a leveler for full-size semitrailers and four oversized drive-in doors measuring 14' x 12'. The building sits on nearly one acre with parking serving employees and customers. Its position just off Route 47 supports access for truck movements and logistics operations. M1 zoning is in place.
Loading infrastructure includes one truck-height dock equipped with a leveler for full-size semitrailers and four oversized drive-in doors measuring 14' x 12'. The building sits on nearly one acre with parking serving employees and customers. Its position just off Route 47 supports access for truck movements and logistics operations. M1 zoning is in place.
Key Highlights
- 16,867‑square‑foot flex industrial building on nearly one acre
- One truck‑height dock with leveler for a full semi
- Four oversized 14' x 12' drive‑in doors
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
$177,610
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
5.55%
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%
$3,552,200
$3.6M
Cap Rate 7%
$2,537,286
$2.5M
Cap Rate 9%
$1,973,444
$2.0M
Market Conditions
NOI Build-Up for 16,867 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
$303.6K $18.00/SF
− Vacancy
−$30.4K −$1.80/SF
EGI
$273.2K $16.20/SF
− OpEx
−$95.6K −$5.67/SF
NOI
$177.6K $10.53/SF
Area
Kendall County, IL
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$3,552,200
Cap Rate 7%
$2,537,286
Cap Rate 9%
$1,973,444
Alternative Uses
Best Use
Flex RnD
$2.54M
$2.22M – $2.96M
NOI $177,610 @ 7.0% cap · market cap 5.55%
Second Best
Warehouse
$1.26M
$1.10M – $1.47M
NOI $88,165 @ 7.0% cap · market cap 2.76%
Theoretical Best
Office A
$5.82M
$5.10M – $6.79M
NOI $407,638 @ 7.0% cap · market cap 12.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
22 ft
Clear height
1
Dock-high doors
4
Drive-in doors
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
86
Businesses Nearby
Well-served
Demand for This Use
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 Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - M1-zoned property combines upgraded offices with adaptable warehouse space.
Where is this flex space located?
The property is located at 203 Commercial Dr. Yorkville, IL.
What is the asking price?
The asking price for this property is $3,199,000.
What are key features of this property?
This property features: 16,867‑square‑foot flex industrial building on nearly one acre; One truck‑height dock with leveler for a full semi; Four oversized 14' x 12' drive‑in doors
