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    Storefront with Large Display Windows Title is generated by Realmo AI

    2450 N US Highway 12, Spring Grove, IL 60081

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    COMMERCIAL - Spring Grove, IL

    Type:Retail
    Added:
    Jun 5, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 7 at 2:06 am

    Property Features for 2450 N US Highway 12

    General Information

    Property type
    Commercial Lease
    Property subtype
    Retail
    Zoning
    COMMR
    Standard status
    Active

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    36500

    Utilities

    Cooling system
    Central Air

    Building Details

    Year built
    1997
    Floors in Building
    1
    Building materials
    Brick

    We can help!

    Listing Contact
    Nyssa Fenske
    Nyssa Fenske

    Listing agent Nyssa Fenske License #475184517

    Listing office Keller Williams Success Realty 600 Hart Rd. #105, Barrington, IL

    Listing date Jun 5, 2026

    MLS# 12670176

    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.

    HighLights

    • Storefront space available in Spring Creek Plaza at 2450 US Route 12, Spring Grove, IL
    • Brick building with central air and a versatile floor plan for retail, office, or service use
    • Large display windows provide natural light and signage opportunities
    • Located on a major thoroughfare with strong daily traffic counts
    • Ample on‑site parking for tenants and visitors

    Overview

    This available storefront at Spring Creek Plaza offers a versatile floor plan with large display windows that bring in natural light and support prominent signage. The space is set up for flexibility, making it a practical option for retailers, office users, or service-based businesses that need a front-facing customer environment.

    Located at 2450 N US Highway 12 in Spring Grove, Illinois, the property is positioned on a major thoroughfare with strong daily traffic counts. Ample parking is available for both tenants and visitors, supporting convenient access for customer traffic.

    With its storefront presentation, flexible interior layout, and exposure along a heavily traveled road, this space can work for a range of business types looking to establish or expand in a commercial setting zoned COMMR. Tenants should find the combination of visibility, customer-friendly parking, and adaptable plan well matched to front-of-house retail and service operations, as well as office uses that benefit from street-level presence.
    Property Profile Location Intelligence

    Current Use by Public Records

    Retail space

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Spring Grove
    County
    McHenry
    State
    Illinois
    Longitude
    -88.243269
    Latitude
    42.437181

    Nearby Similar for Lease

    • Contact for pricing

      Commercial Property in Spring Grove

      Commercial property available for rent in Spring Grove, Illinois.
      2002 Holian Drive, Spring Grove, IL 60081
      View Details
    • Contact for pricing

      Spring Grove Commercial Space Available

      Highly visible storefront in Spring Creek Plaza, Spring Grove, IL.
      2450 N US Highway 12, Spring Grove, IL 60081
      View Details

    FAQs

    What type of property is this?
    Retail space - Highly visible storefront on a major thoroughfare, suited for retail, office, or service uses with flexible interior space.
    Where is this retail space located?
    The property is located at 2450 N US Highway 12 Spring Grove, IL.
    What are key features of this property?
    This property features: Storefront space available in Spring Creek Plaza at 2450 US Route 12, Spring Grove, IL; Brick building with central air and a versatile floor plan for retail, office, or service use; Large display windows provide natural light and signage opportunities
    (847) 381-9500
    We can help!
    Listing Contact
    Nyssa Fenske
    Nyssa Fenske
    Real Estate License ID: 475184517
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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