Renovated Medical Office
For Sale
$995,000
2210 Dean St Suite B Saint, Saint Charles, IL 60174
Includes exam, procedure, consultation, laboratory, and physician office areas.
Property Size4,000 SF
Price / SF$248.75
Days on Market8
Property Features for 2210 Dean St Suite B Saint
General Information
Standard status
Active
Size
4,000 SF
Class
B
Property subtype
Single Tenant Office
Building Details
Building Size
4,000 SF
Year Built
1985
Year Renovated
2021
Tenancy
Single
Properties For Sale
at 2210 Dean St Suite B Saint Contact us- Size
- 4,000 SF
- Lease Type
- NNN
2210-B
Listing Agency:
SVN | Landmark Commercial Real Estate
(630) 938-4950
Listed By:
Joel Miller · License #475152032
(630) 938-4950
Source:
Thebrokerlist
Added: Aug 22
Changed: Aug 28
Last Checked: Aug 28 at 6:52AM
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
Investment Insights
Based on property information with market context.
Medical office condominium configured with five exam rooms, a procedure room, three physician offices, a consultation room, laboratory, break room, three restrooms, storage, a waiting area, and a central reception office. The space was renovated in Q1 2021, providing an established clinical layout within a condominium setting.
The property is positioned just off the signaled intersection of Randall Road and Dean Street in St. Charles, Illinois. The offering is available for sale and is also offered for lease, providing flexibility for medical office users seeking a dedicated clinical environment.
The property is positioned just off the signaled intersection of Randall Road and Dean Street in St. Charles, Illinois. The offering is available for sale and is also offered for lease, providing flexibility for medical office users seeking a dedicated clinical environment.
Key Highlights
- Five exam rooms and one procedure room
- Three physician offices, consultation room, and laboratory
- Waiting area with central office and reception
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
$55,581
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
5.59%
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%
$1,111,620
$1.1M
Cap Rate 7%
$794,014
$794.0K
Cap Rate 9%
$617,567
$617.6K
Market Conditions
NOI Build-Up for 4,000 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
$100.8K $25.20/SF
− Vacancy
−$8.2K −$2.04/SF
EGI
$92.6K $23.16/SF
− OpEx
−$37.1K −$9.26/SF
NOI
$55.6K $13.90/SF
Area
Kane County, IL
Vacancy
8.10%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
40.00%
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%
$1,111,620
Cap Rate 7%
$794,014
Cap Rate 9%
$617,567
Alternative Uses
Best Use
Healthcare Medical
$794.0K
$694.8K – $926.4K
NOI $55,581 @ 7.0% cap · market cap 5.59%
Second Best
Office B
$787.9K
$689.4K – $919.2K
NOI $55,153 @ 7.0% cap · market cap 5.54%
Theoretical Best
Office A
$1.38M
$1.21M – $1.61M
NOI $96,671 @ 7.0% cap · market cap 9.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
898
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 60174, IL
30,958
Population
13,115
Households
2.4
Avg Household Size
42
Median Age
49%
College-Educated
95%
High-School Grad
13.7 sq mi
ZIP Area
2,260
Density / Sq Mi
$102,408
Median Household Income
$51,235
Median Earnings
$1,738
Median Rent
$348,100
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?
Medical Office Space - Includes exam, procedure, consultation, laboratory, and physician office areas.
Where is this medical office space located?
The property is located at 2210 Dean St Suite B Saint Saint Charles, IL.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Five exam rooms and one procedure room; Three physician offices, consultation room, and laboratory; Waiting area with central office and reception
