Historic Geneva Office
22 W State St, Geneva, IL 60134
Renovated office building in downtown Geneva with flexible layouts.
Type:Office
Property size:
3,300 SFPrice / SF:
$219/SF- Added:
- Mar 6, 2026
- Days on Market:
- 71
- Last Refresh:
- Apr 6 at 12:16 am
Property Features for 22 W State St
General Information
- Standard status
- Active
- Size
- 3,300 SF
- Property subtype
- Office
Building Details
- Year Built
- 1893
Listing agent Jeff Cadwallader License #IL 475116201 (630) 938-4950
Listing office SVN | Landmark Commercial Real Estate (630) 938-4950
Listing date Mar 6, 2026
Source Svn
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 SVN | Landmark Commercial Real Estate
HighLights
- Prime Downtown Geneva location, steps from shops, restaurants, and the Metra station.
- Historic building (built in 1893) with distinctive architectural details, including exposed tension beams.
- 3,300+ SF of usable space across three finished floors.
- Flexible layouts suitable for owner‑users or small businesses, with the ability to be sub‑divided.
- Multiple access points and restrooms on each floor.
- Features seven private offices, a conference room, and open work areas.
Overview
This renovated office building, constructed in 1893 and modernized in 2007, is located in downtown Geneva. The property offers over 3,300 square feet of usable space across three finished floors. It features multiple entrances and flexible layouts suitable for an owner-user or small business seeking long-term investment. Architectural details, such as exposed tension beams on the second floor, highlight the building’s historic character. The property is zoned D-CM and is situated among downtown shops and restaurants, and is located blocks from the Metra station. The building has multiple access points, seven private offices, a conference room, and open work areas. Restrooms are located on each floor. The property can be sub-divided into multiple units. It is located on the west side of the Fox River, on the south side of State Street (Route 38), just east of First Street (Route 31), and two blocks from the historic Third Street shopping district. The location benefits from traffic generators, including restaurants and the Herrington Hotel. Street parking and large public lots are available nearby. The 2020 demographics within a five-mile radius include a population of 109,973 and an average household income of $168,247.
Financial Insights
Value Estimation Calculated for Office B
Conservative
$505.6K
NOI $45,502 @ 9.00% cap · cautious / downside scenario
Moderate
$650.0K
NOI $45,502 @ 7.00% cap · market / base-case scenario
Aggressive
$910.0K
NOI $45,502 @ 5.00% cap · optimistic / upside scenario
NOI & Cap Rate Calculator
NOI Build-Up
- 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.
Calculated for Office B
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $80.8k | $24.48 |
| − Vacancy | −$20.1k | −$6.10 |
| EGI | $60.7k | $18.38 |
| − OpEx | −$15.2k | −$4.60 |
| NOI | $45.5k | $13.79 |
3,300 SF · lease $24.48/SF/yr · vacancy 24.90% · expense 25.00%
Alternative Use Scenarios
Best Use
Office B
$650.0K
$568.8K – $758.4K
NOI $45,502 @ 7.0% cap · market cap 6.28%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.14M
$996.9K – $1.33M
NOI $79,754 @ 7.0% cap · market cap 11.00%
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Insight Report
Location Intelligence
Current Use by Public Records
Swatek-Bucko Law Group
Law Firm
Adams Swatek LLC
Law Firm
Location Insight
- Map
- Local Demand
- City
- Geneva
- County
- Kane
- State
- Illinois
- Longitude
- -88.3047
- Latitude
- 41.8873
Nearby Similar for Sale
FAQs
What type of property is this?
Office building - Renovated office building in downtown Geneva with flexible layouts.
Where is this office building located?
The property is located at 22 W State St Geneva, IL.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Prime Downtown Geneva location, steps from shops, restaurants, and the Metra station.; Historic building (built in 1893) with distinctive architectural details, including exposed tension beams.; 3,300+ SF of usable space across three finished floors.
