Elevator-Served Executive Office
For Sale
Contact for pricing
2272 95th Street, Naperville, IL 60564
Move-in-ready executive office space spans the 2nd and 3rd floors in a 2006 elevator-served building.
Property Size7,835 SF
Price / SF$190.81
Days on Market58
Property Features for 2272 95th Street
General Information
Standard status
Active
Size
7,835 SF
Class
B
Total Parking Spaces
101
Property subtype
Office, Mixed Use
Zoning
Commercial
Investment Type
Owner/User
Additional Details
Highway Access
Yes
Amenities
elevator
fiber-optic high-speed internet
handicap accessible
Building Details
Year Built
2006
Stories
1
Units
3
Tenancy
Multi
Listing Agency:
RE/MAX Professionals Select
Listed By:
Mark Batinick · License #076382007
(630) 514-0180
Source:
Crexi
Added: Jul 10
Changed: Aug 31
Last Checked: Sep 4 at 12:23PM
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 RE/MAX Professionals Select
Investment Insights
Based on property information with market context.
This for-sale executive office condominium opportunity consists of three separately deeded commercial condominium units that are currently combined into one single business space. The property spans the 2nd and 3rd floors of a professionally built, elevator-served building constructed in 2006 and is described as well maintained. Inside, the layout includes a reception area, 26 private offices, two conference rooms, nine cubicle workstations, two flex spaces, a large storage room, and multiple support areas designed for day-to-day operations. The space is fully handicap accessible and is equipped with fiber-optic high-speed internet and phone connections throughout.
The building is located along 95th Street in Naperville and offers freeway frontage and signage potential. The property is described as having abundant parking and is positioned near Route 59 (Plainfield Road) and Illinois Route 88, within an established and growing business district.
Zoning is provided for both office and medical use, supporting a range of professional uses. The combined floor plan is positioned for organizations that need a mix of private offices, conference space, and flexible workspace.
The building is located along 95th Street in Naperville and offers freeway frontage and signage potential. The property is described as having abundant parking and is positioned near Route 59 (Plainfield Road) and Illinois Route 88, within an established and growing business district.
Zoning is provided for both office and medical use, supporting a range of professional uses. The combined floor plan is positioned for organizations that need a mix of private offices, conference space, and flexible workspace.
Key Highlights
- 7,835 SF executive office space on the 2nd and 3rd floors of a 2006 elevator‑served professional building
- Three separately deeded commercial condominium units (PIKs) are currently combined into one business space
- Floor plan includes a reception area, 26 private offices, 2 conference rooms, 9 cubicle workstations, and 2 flex spaces
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
Yes
Highway 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 - Move-in-ready executive office space spans the 2nd and 3rd floors in a 2006 elevator-served building.
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 SF executive office space on the 2nd and 3rd floors of a 2006 elevator‑served professional building; Three separately deeded commercial condominium units (PIKs) are currently combined into one business space; Floor plan includes a reception area, 26 private offices, 2 conference rooms, 9 cubicle workstations, and 2 flex spaces
