Occupied Office Building in
For Sale
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2112 Winding River Drive, Naperville, IL 60564
Commercial property positioned near Illinois Route 59 and the 87th and 95th Street business corridors.
Property Size9,954 SF
Price / SF$135.52
Days on Market13
Property Features for 2112 Winding River Drive
General Information
Standard status
Active
Size
9,954 SF
Property subtype
Retail, Office
Occupancy
100%
Building Details
Buildings
1
Building Size
9,954 SF
Tenancy
Multi
Listing Agency:
Capital Commercial Real Estate Brokerage, PLLC
Listed By:
Donna Ballentine · License #IL
(847) 254-1215
Source:
Crexi
Added: Sep 15
Changed: Sep 25
Last Checked: Sep 26 at 4:33AM
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 Capital Commercial Real Estate Brokerage, PLLC
Investment Insights
Based on property information with market context.
This offering features a 7,175-square-foot commercial building at 2112 Winding River Drive in Naperville. It is part of a two-property commercial portfolio totaling approximately 17,129 square feet, with the assets offered together or individually. The portfolio is fully occupied and includes a mix of net and gross leases, with contractual expense reimbursements from net-leased tenants.
The property is located in south Naperville near Illinois Route 59 and the 87th and 95th Street commercial corridors. The surrounding area includes restaurants, retailers, healthcare providers, professional services, and community amenities. The portfolio’s tenant mix spans healthcare, wellness, retail, financial, and professional-service uses.
The property is located in south Naperville near Illinois Route 59 and the 87th and 95th Street commercial corridors. The surrounding area includes restaurants, retailers, healthcare providers, professional services, and community amenities. The portfolio’s tenant mix spans healthcare, wellness, retail, financial, and professional-service uses.
Key Highlights
- 7,175‑square‑foot commercial building at 2112 Winding River Drive
- Part of a portfolio totaling approximately 17,129 square feet
- Portfolio is 100% occupied
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
$117,689
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
8.72%
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%
$2,353,780
$2.4M
Cap Rate 7%
$1,681,271
$1.7M
Cap Rate 9%
$1,307,656
$1.3M
Market Conditions
NOI Build-Up for 9,954 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
$207.8K $20.88/SF
− Vacancy
−$50.9K −$5.12/SF
EGI
$156.9K $15.76/SF
− OpEx
−$39.2K −$3.94/SF
NOI
$117.7K $11.82/SF
Area
Naperville, IL
Vacancy
24.50%
Lease Rate
$20.88 /SF/Yr
Expense Ratio
25.00%
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%
$2,353,780
Cap Rate 7%
$1,681,271
Cap Rate 9%
$1,307,656
Alternative Uses
Best Use
Office B
$1.68M
$1.47M – $1.96M
NOI $117,689 @ 7.0% cap · market cap 8.72%
Second Best
Retail
$1.31M
$1.15M – $1.53M
NOI $91,739 @ 7.0% cap · market cap 6.80%
Theoretical Best
Office A
$2.25M
$1.97M – $2.62M
NOI $157,280 @ 7.0% cap · market cap 11.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
847
Businesses Nearby
Explore this area
Business Placement
Demographics for 60564, IL
45,616
Population
16,166
Households
2.8
Avg Household Size
40
Median Age
73%
College-Educated
98%
High-School Grad
16.0 sq mi
ZIP Area
2,851
Density / Sq Mi
$176,250
Median Household Income
$89,203
Median Earnings
$2,172
Median Rent
$550,400
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?
Office building - Commercial property positioned near Illinois Route 59 and the 87th and 95th Street business corridors.
Where is this office building located?
The property is located at 2112 Winding River Drive Naperville, IL.
What is the asking price?
The asking price for this property is $1,349,000.
What are key features of this property?
This property features: 7,175‑square‑foot commercial building at 2112 Winding River Drive; Part of a portfolio totaling approximately 17,129 square feet; Portfolio is 100% occupied
