Elevator-Served Office
For Sale
$1,495,000
2272 95th Street, Naperville, IL 60564
Commercial Sale, Naperville, IL
Property Size7,835 SF
Lot Size3.00 Acres
Price / SF$190.81
Days on Market49
Property Features for 2272 95th Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
COMMR
Directions
95th Street EAST of ROUTE 59 and WEST Of BOOK RD. NEXT TO NEUQUA HIGH SCHOOL
Subdivision
Naperville
Standard status
Active
APN
0701102010361007
Lot size
3.00 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
22572
Utilities
Utilities
Natural Gas Available
Cooling system
Central Air
Amenities
fiber-optic high-speed internet
fully handicap accessible
Building Details
Year built
2006
Floors in Building
3
Number of units
3
Flooring type
Tile, Carpet, Vinyl
Building materials
Concrete, Steel Siding, Brick
Listing Agency:
RE/MAX Professionals Select · RE/MAX International
(630) 904-6400
Listed By:
Mark Batinick · License #076382007
(630) 904-6400
Added: Jul 9
Changed: Aug 20
Last Checked: Aug 26 at 8:06AM
MLS# 12271582
Copyright © 2026 Midwest Real Estate Data, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 7,835-square-foot office property comprises three separately deeded commercial condominium units that are currently connected as one suite. The elevator-served building was constructed in 2006 and offers a substantial professional layout with 26 private offices, 2 conference rooms, 9 cubicle workstations, 2 flex areas, a reception area, storage, and additional support space. Tile, carpet, and vinyl flooring are installed throughout, with central air and fiber-optic internet and phone connections. The space is fully handicap accessible and includes abundant parking.
The front unit provides frontage and signage potential along 95th Street in Naperville. The property is adjacent to Neuqua Valley High School and offers access to major roadways and interstates. Zoning is identified as COMMR, with office and medical use supported in the property information. Natural gas is available, and the building construction includes concrete, steel siding, and brick.
The front unit provides frontage and signage potential along 95th Street in Naperville. The property is adjacent to Neuqua Valley High School and offers access to major roadways and interstates. Zoning is identified as COMMR, with office and medical use supported in the property information. Natural gas is available, and the building construction includes concrete, steel siding, and brick.
Key Highlights
- 7,835 square feet across three separately deeded commercial condominium units
- 26 private offices, 2 conference rooms, 9 cubicle workstations, and 2 flex spaces
- Elevator‑served building constructed in 2006
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
$107,183
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
7.17%
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%
$2,143,660
$2.1M
Cap Rate 7%
$1,531,186
$1.5M
Cap Rate 9%
$1,190,922
$1.2M
Market Conditions
NOI Build-Up for 7,835 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
$188.0K $24.00/SF
− Vacancy
−$9.4K −$1.20/SF
EGI
$178.6K $22.80/SF
− OpEx
−$71.5K −$9.12/SF
NOI
$107.2K $13.68/SF
Area
Naperville, IL
Vacancy
5.00%
Lease Rate
$24.00 /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%
$2,143,660
Cap Rate 7%
$1,531,186
Cap Rate 9%
$1,190,922
Alternative Uses
Best Use
Healthcare Medical
$1.53M
$1.34M – $1.79M
NOI $107,183 @ 7.0% cap · market cap 7.17%
Second Best
Office B
$1.32M
$1.16M – $1.54M
NOI $92,636 @ 7.0% cap · market cap 6.20%
Theoretical Best
Office A
$1.77M
$1.55M – $2.06M
NOI $123,798 @ 7.0% cap · market cap 8.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Office units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
677
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 units - Three deeded units are combined into one accessible professional office suite with flexible reconfiguration potential.
Where is this office units located?
The property is located at 2272 95th Street Naperville, IL.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: 7,835 square feet across three separately deeded commercial condominium units; 26 private offices, 2 conference rooms, 9 cubicle workstations, and 2 flex spaces; Elevator‑served building constructed in 2006
