Renovated Mixed-Use
For Sale
Contact for pricing
205 W Main St, West Dundee, IL 60118
Two-story commercial property with preserved architectural details, updated systems, flexible workspace, and multiple potential commercial configurations.
Property Size3,200 SF
Price / SF$218.44
Days on Market154
Property Features for 205 W Main St
General Information
Standard status
Active
Size
3,200 SF
Total Parking Spaces
7
Property subtype
Mixed Use, Office, Retail
Zoning
B3
Investment Type
Owner/User
Amenities
refinished original hardwood floors
new luxury vinyl flooring
restored wood window frames
functioning lift mechanisms
modern kitchenette
updated washrooms
new LED lighting
restored antique stained glass
all-season porch
Building Details
Year Built
1881
Year Renovated
2019
Buildings
1
Stories
2
Listing Agency:
Resource Commercial Advisors
Listed By:
BRENDA SLAVIK · License #IL 471.009736
Source:
Crexi
Added: Apr 1
Changed: Aug 31
Last Checked: Aug 30 at 10:42PM
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 Resource Commercial Advisors
Investment Insights
Based on property information with market context.
Built in 1881, this 3,200-square-foot mixed-use commercial building combines preserved architectural elements with extensive updates. The two-story layout includes refinished original hardwood flooring on the first floor, luxury vinyl flooring and flexible workspace below, a kitchenette, updated washrooms on both levels, and LED lighting throughout. Restored wood window frames, antique stained glass, stonework, and chimney masonry retain the building’s period character. The lower level is plumbed for another washroom, and portions of the uncovered lower level have concrete flooring.
Major improvements include a Carrier high-efficiency furnace installed in 2019, roof replacement and air-conditioning replacement in 2015, additional window replacements, and a renovated all-season porch. The property is zoned B3 and includes 7 on-site parking spaces, with street parking and nearby municipal lots also available. An attic with cathedral ceilings may support future residential conversion, subject to required approvals and renovation work.
Major improvements include a Carrier high-efficiency furnace installed in 2019, roof replacement and air-conditioning replacement in 2015, additional window replacements, and a renovated all-season porch. The property is zoned B3 and includes 7 on-site parking spaces, with street parking and nearby municipal lots also available. An attic with cathedral ceilings may support future residential conversion, subject to required approvals and renovation work.
Key Highlights
- 3,200‑square‑foot two‑story mixed‑use commercial building constructed in 1881
- B3 zoning with potential for retail, office, creative workspace, or specialty commercial use
- 7 on‑site parking spaces, plus street parking and nearby municipal lots
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
$54,000
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
7.73%
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%
$1,080,000
$1.1M
Cap Rate 7%
$771,429
$771.4K
Cap Rate 9%
$600,000
$600.0K
Market Conditions
NOI Build-Up for 3,200 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
$96.0K $30.00/SF
− Vacancy
−$9.6K −$3.00/SF
EGI
$86.4K $27.00/SF
− OpEx
−$32.4K −$10.13/SF
NOI
$54.0K $16.88/SF
Area
Cook County, IL
Vacancy
10.00%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,080,000
Cap Rate 7%
$771,429
Cap Rate 9%
$600,000
Alternative Uses
Best Use
Mixed Use
$771.4K
$675.0K – $900.0K
NOI $54,000 @ 7.0% cap · market cap 7.73%
Second Best
Retail
$634.5K
$555.2K – $740.3K
NOI $44,417 @ 7.0% cap · market cap 6.35%
Theoretical Best
Office A
$1.10M
$966.7K – $1.29M
NOI $77,337 @ 7.0% cap · market cap 11.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,706
Businesses Nearby
Explore this area
Business Placement
Demographics for 60118, IL
16,342
Population
6,428
Households
2.5
Avg Household Size
44
Median Age
44%
College-Educated
94%
High-School Grad
20.9 sq mi
ZIP Area
782
Density / Sq Mi
$104,572
Median Household Income
$57,622
Median Earnings
$1,532
Median Rent
$340,000
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?
Mixed-use property - Two-story commercial property with preserved architectural details, updated systems, flexible workspace, and multiple potential commercial configurations.
Where is this mixed-use property located?
The property is located at 205 W Main St West Dundee, IL.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: 3,200‑square‑foot two‑story mixed‑use commercial building constructed in 1881; B3 zoning with potential for retail, office, creative workspace, or specialty commercial use; 7 on‑site parking spaces, plus street parking and nearby municipal lots
