Two-Story Climate-Controlled Storage
For Sale
$545,900
2220 Ferry Road, Naperville, IL 60540
Two-story storage unit with a mezzanine, kitchenette, and full bathroom with walk-in shower.
Property Size1,610 SF
Price / SF$339.07
Days on Market276
Property Features for 2220 Ferry Road
General Information
Standard status
Active
Size
1,610 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$5,627
Amenities
Ceiling Fan(s)
3
640207
Building Details
Year Built
2018
Listing Agency:
LD Real Estate
(630) 201-9293
Listed By:
Sperry
Source:
Xome
Added: Nov 6, 2025
Changed: Aug 7
Last Checked: Aug 9 at 5:00AM
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 LD Real Estate
Investment Insights
Based on property information with market context.
Rarely available two-story 28 x 40 storage unit featuring a second-floor mezzanine. The main level is designed for vehicle storage, while the mezzanine adds a versatile indoor area with a kitchenette, space suitable for a dining table and living area, and a full bathroom with a walk-in shower.
The unit is described as temperature controlled and positioned within Iron Gate Motor Condos, with the property remarks referencing a community centered on car shows and motor enthusiasts.
This configuration supports both secure storage and an additional, finished-style entertaining space within the same unit footprint.
The unit is described as temperature controlled and positioned within Iron Gate Motor Condos, with the property remarks referencing a community centered on car shows and motor enthusiasts.
This configuration supports both secure storage and an additional, finished-style entertaining space within the same unit footprint.
Key Highlights
- 2018‑built two‑story 28 x 40 storage unit in Iron Gate Motor Condos
- Includes a 2nd‑floor mezzanine plus vehicle storage on the main level
- Mezzanine features a kitchenette area and space for a dining/living area
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
$22,773
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
4.17%
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%
$455,460
$455.5K
Cap Rate 7%
$325,329
$325.3K
Cap Rate 9%
$253,033
$253.0K
Market Conditions
NOI Build-Up for 1,610 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
$28.6K $17.76/SF
− Vacancy
−$1.8K −$1.12/SF
EGI
$26.8K $16.64/SF
− OpEx
−$4.0K −$2.50/SF
NOI
$22.8K $14.14/SF
Area
Naperville, IL
Vacancy
6.30%
Lease Rate
$17.76 /SF/Yr
Expense Ratio
15.00%
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%
$455,460
Cap Rate 7%
$325,329
Cap Rate 9%
$253,033
Alternative Uses
Best Use
Warehouse
$325.3K
$284.7K – $379.6K
NOI $22,773 @ 7.0% cap · market cap 4.17%
Second Best
Self Storage
$220.2K
$192.7K – $257.0K
NOI $15,417 @ 7.0% cap · market cap 2.82%
Theoretical Best
Office A
$363.4K
$318.0K – $424.0K
NOI $25,439 @ 7.0% cap · market cap 4.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
455
Businesses Nearby
Explore this area
Business Placement
Demographics for 60540, IL
44,201
Population
16,253
Households
2.7
Avg Household Size
41
Median Age
72%
College-Educated
98%
High-School Grad
13.2 sq mi
ZIP Area
3,349
Density / Sq Mi
$155,866
Median Household Income
$70,026
Median Earnings
$1,982
Median Rent
$504,900
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Self storage facility - Two-story storage unit with a mezzanine, kitchenette, and full bathroom with walk-in shower.
Where is this self storage facility located?
The property is located at 2220 Ferry Road Naperville, IL.
What is the asking price?
The asking price for this property is $545,900.
What are key features of this property?
This property features: 2018‑built two‑story 28 x 40 storage unit in Iron Gate Motor Condos; Includes a 2nd‑floor mezzanine plus vehicle storage on the main level; Mezzanine features a kitchenette area and space for a dining/living area
