Downtown Roselle Commercial
For Sale
Contact for pricing
205 Pinecroft Drive, Roselle, IL 60172
Prime location commercial building with financial incentives in downtown Roselle.
Property Size1,192 SF
Price / SF$461.33
Days on Market191
Property Features for 205 Pinecroft Drive
General Information
Standard status
Active
Size
1,192 SF
Property subtype
Office, Retail
Zoning
COMMR
Building Details
Year Built
1958
Units
1
Listing Agency:
RE/MAX All Pro
(630) 980-4000
Listed By:
Timothy Sotis · License #IL
Source:
Crexi
Added: Feb 10
Changed: Aug 8
Last Checked: Jul 23 at 10:30AM
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 RE/MAX All Pro
Investment Insights
Based on property information with market context.
Located in downtown Roselle, this one-story commercial building offers a prime office or retail location. The 1,192 square foot property, on the market for the first time in over 30 years, benefits from high visibility and is situated close to the Roselle train station and Irving Park Road. Zoned commercial, the building presents various potential uses, including office space, medical practice, or retail. The property features a large parking lot at the rear, accommodating approximately 13 cars, along with street parking available in front. The Village of Roselle is offering major financial incentives to the new buyer, as the property is located in a TIF district. The interior requires completion, including drywall, flooring, and ceilings. The building has door access from the front and rear, and a front monument sign. This DuPage County location is also close to expressways.
Key Highlights
- Major financial incentives offered due to TIF district location.
- Prime downtown Roselle location with excellent visibility.
- Large parking lot with approximately 13 spaces, plus street parking.
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
$16,545
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
3.01%
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%
$330,900
$330.9K
Cap Rate 7%
$236,357
$236.4K
Cap Rate 9%
$183,833
$183.8K
Market Conditions
NOI Build-Up for 1,192 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
$25.7K $21.60/SF
− Vacancy
−$2.1K −$1.77/SF
EGI
$23.6K $19.83/SF
− OpEx
−$7.1K −$5.95/SF
NOI
$16.5K $13.88/SF
Area
DuPage County, IL
Vacancy
8.20%
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%
$330,900
Cap Rate 7%
$236,357
Cap Rate 9%
$183,833
Alternative Uses
Best Use
Retail
$236.4K
$206.8K – $275.8K
NOI $16,545 @ 7.0% cap · market cap 3.01%
Second Best
Office B
$234.8K
$205.5K – $273.9K
NOI $16,436 @ 7.0% cap · market cap 2.99%
Theoretical Best
Office A
$411.5K
$360.1K – $480.1K
NOI $28,808 @ 7.0% cap · market cap 5.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
482
Businesses Nearby
Explore this area
Business Placement
Demographics for 60172, IL
24,560
Population
9,401
Households
2.6
Avg Household Size
42
Median Age
41%
College-Educated
93%
High-School Grad
7.0 sq mi
ZIP Area
3,509
Density / Sq Mi
$109,322
Median Household Income
$57,995
Median Earnings
$1,498
Median Rent
$323,000
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?
Retail space - Prime location commercial building with financial incentives in downtown Roselle.
Where is this retail space located?
The property is located at 205 Pinecroft Drive Roselle, IL.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: Major financial incentives offered due to TIF district location.; Prime downtown Roselle location with excellent visibility.; Large parking lot with approximately 13 spaces, plus street parking.
