Two-Suite Office
For Sale
$2,100,000
2301 W Bradley Avenue, Champaign, IL 61821
Commercial Sale, Champaign, IL
Property Size13,580 SF
Lot Size2.61 Acres
Price / SF$154.64
Days on Market532
Property Features for 2301 W Bradley Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
COMMR
Directions
Off W Bradley Ave between N Mattis Ave and Staley.
Subdivision
Champaign, Savoy
Standard status
Active
APN
412010210003
Lot size
2.61 Acres
Taxes and HOA fees
Tax Year
2023
Tax Description
LOT 2 OIL CHEMISTS SUB REPLAT LT 1 AND PARKALND RIDGE EAST SUB 1, REPLAT LT 1, REPLAT LT 101
Tax Annual Amount
58342
Legal Description
LOT 2 OIL CHEMISTS SUB REPLAT LT 1 AND PARKALND RIDGE EAST SUB 1, REPLAT LT 1, REPLAT LT 101
Utilities
Cooling system
Central Air
Amenities
professional landscape
irrigation system
sidewalks
metal roof
geothermal heating and cooling system
alarm systems
Building Details
Year built
2010
Floors in Building
1
Number of units
2
Building materials
Brick, Steel Siding, Divisible, Stone
Roof type
Metal
Listing Agency:
Green Street Realty
(217) 356-8750
Listed By:
Shannon Collins · License #ILLINOIS475.178418
(217) 356-8750
Added: Mar 10, 2025
Changed: Aug 20
Last Checked: Aug 23 at 12:06AM
MLS# 12094312
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.
Located at 2301 W Bradley Avenue in Champaign, this 13,580 SF office building was constructed in 2010 and occupies 2.61 acres. The interior is configured as two suites currently used by school and daycare tenants, with 10ft ceilings and extensive lighting. Geothermal heating and cooling, central air, sprinkler protection, and alarm systems support the property’s operations.
Exterior improvements include brick, steel siding, and stone finishes, along with a metal roof, irrigation, sidewalks, professional landscaping, and 46 concrete parking spaces. The rear of the building overlooks a park and lake, adding an open setting to the commercial property. Zoning is designated COMMR.
Exterior improvements include brick, steel siding, and stone finishes, along with a metal roof, irrigation, sidewalks, professional landscaping, and 46 concrete parking spaces. The rear of the building overlooks a park and lake, adding an open setting to the commercial property. Zoning is designated COMMR.
Key Highlights
- 13,580 SF office building on 2.61 acres
- Two suites with two current tenants using the property for school and daycare operations
- 46 concrete parking spaces with sidewalks, irrigation, and professional landscaping
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
$138,231
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
6.58%
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%
$2,764,620
$2.8M
Cap Rate 7%
$1,974,729
$2.0M
Cap Rate 9%
$1,535,900
$1.5M
Market Conditions
NOI Build-Up for 13,580 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
$236.3K $17.40/SF
− Vacancy
−$52.0K −$3.83/SF
EGI
$184.3K $13.57/SF
− OpEx
−$46.1K −$3.39/SF
NOI
$138.2K $10.18/SF
Area
Champaign County, IL
Vacancy
22.00%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
25.00%
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%
$2,764,620
Cap Rate 7%
$1,974,729
Cap Rate 9%
$1,535,900
Alternative Uses
Best Use
Office B
$1.97M
$1.73M – $2.30M
NOI $138,231 @ 7.0% cap · market cap 6.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.83M
$2.47M – $3.30M
NOI $197,768 @ 7.0% cap · market cap 9.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
521
Businesses Nearby
Explore this area
Business Placement
Demographics for 61821, IL
29,057
Population
13,751
Households
2.1
Avg Household Size
36
Median Age
50%
College-Educated
95%
High-School Grad
7.7 sq mi
ZIP Area
3,774
Density / Sq Mi
$69,284
Median Household Income
$40,225
Median Earnings
$1,001
Median Rent
$174,800
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 building - Converted commercial property with active school and daycare occupants, geothermal climate control, and landscaped grounds.
Where is this office building located?
The property is located at 2301 W Bradley Avenue Champaign, IL.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: 13,580 SF office building on 2.61 acres; Two suites with two current tenants using the property for school and daycare operations; 46 concrete parking spaces with sidewalks, irrigation, and professional landscaping
