Retail Building in Downtown
For Sale
Contact for pricing
21-25 W Hillgrove Ave, La Grange, IL
Multi-tenant retail building in the heart of downtown LaGrange.
Property Size4,955 SF
Lot Size0.07 Acres
Price / SF$180.63
Days on Market386
Property Features for 21-25 W Hillgrove Ave
General Information
Standard status
Active
Size
4,955 SF
Lot size
0.07 Acres
Property subtype
RETAIL
Listing Agency:
Sperry Commercial | Chicago
(847) 732-0504
Listed By:
Michael Williamson · License ##475.161622
Source:
Moodyscre
Added: Jul 31, 2025
Changed: Aug 8
Last Checked: Aug 20 at 1:39PM
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 Sperry Commercial | Chicago
Investment Insights
Based on property information with market context.
This multi-tenant retail building is located in downtown La Grange. The property is suitable for various retail uses, including medispas and restaurants, and offers potential for a rooftop deck and sidewalk cafe. The building features a brick facade and provides signage opportunities with exposure across from the La Grange Metra station. The La Grange Road commuter rail station has over 3,000 average daily passengers. The BNSF Metra line sees more than 15 million riders annually. The property has a size of 4,955 square feet.
Key Highlights
- High visibility location in downtown La Grange.
- Direct exposure across from the La Grange Metra station.
- Ideal for diverse retail uses including medispas and restaurants.
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
$68,776
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
7.68%
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%
$1,375,520
$1.4M
Cap Rate 7%
$982,514
$982.5K
Cap Rate 9%
$764,178
$764.2K
Market Conditions
NOI Build-Up for 4,955 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
$107.0K $21.60/SF
− Vacancy
−$8.8K −$1.77/SF
EGI
$98.3K $19.83/SF
− OpEx
−$29.5K −$5.95/SF
NOI
$68.8K $13.88/SF
Area
Cook 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%
$1,375,520
Cap Rate 7%
$982,514
Cap Rate 9%
$764,178
Alternative Uses
Best Use
Retail
$982.5K
$859.7K – $1.15M
NOI $68,776 @ 7.0% cap · market cap 7.68%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.71M
$1.50M – $2.00M
NOI $119,751 @ 7.0% cap · market cap 13.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,709
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Retail 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?
Retail space - Multi-tenant retail building in the heart of downtown LaGrange.
Where is this retail space located?
The property is located at 21-25 W Hillgrove Ave La Grange, IL.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: High visibility location in downtown La Grange.; Direct exposure across from the La Grange Metra station.; Ideal for diverse retail uses including medispas and restaurants.
