Elevator Office
For Sale
$275,000
25 E Main Street #202, Roselle, IL 60172
Suite 202 offers a flexible workplace setting with building services covered through the monthly assessment.
Property Size39,533 SF
Price / SF$186.44
Days on Market20
Property Features for 25 E Main Street #202
General Information
Standard status
Active
Size
39,533 SF
Elevators
Yes
Property subtype
Commercial
Zoning
COMMR
Additional Details
Floor
2
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$4,225
Building Details
Building Size
39,533 SF
Year Built
2003
Stories
2
Units
1
Listing Agency:
McAllister Real Estate
(630) 354-0444
Listed By:
Christopher McAllister · License #471002408
(630) 354-0444
Source:
Cavanaghrealty
Added: Aug 11
Changed: Aug 29
Last Checked: Aug 29 at 6:22PM
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 McAllister Real Estate
Investment Insights
Based on property information with market context.
Suite 202 is a 1,475-square-foot office unit within an elevator-equipped commercial building constructed in 2003. The space is classified for commercial use under COMMR zoning, with the property record identifying it as an office unit. The monthly assessment covers heat, water, electric, gas, scavenger service, snow removal, parking, and landscaping.
The property is at 25 E Main Street in downtown Roselle, surrounded by established businesses and civic and community destinations. Nearby points of interest named in the property information include Starbucks, Italian Pizza Kitchen, Lynfred Winery, Village Hall, the concert venue area, Petal Park, and the public library.
The property is at 25 E Main Street in downtown Roselle, surrounded by established businesses and civic and community destinations. Nearby points of interest named in the property information include Starbucks, Italian Pizza Kitchen, Lynfred Winery, Village Hall, the concert venue area, Petal Park, and the public library.
Key Highlights
- 1,475‑square‑foot office unit in Suite 202
- Elevator building constructed in 2003
- Monthly assessment covers heat, water, electric, gas, and scavenger service
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
$20,338
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
7.40%
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%
$406,760
$406.8K
Cap Rate 7%
$290,543
$290.5K
Cap Rate 9%
$225,978
$226.0K
Market Conditions
NOI Build-Up for 1,475 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
$36.1K $24.48/SF
− Vacancy
−$9.0K −$6.10/SF
EGI
$27.1K $18.38/SF
− OpEx
−$6.8K −$4.60/SF
NOI
$20.3K $13.79/SF
Area
DuPage County, IL
Vacancy
24.90%
Lease Rate
$24.48 /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%
$406,760
Cap Rate 7%
$290,543
Cap Rate 9%
$225,978
Alternative Uses
Best Use
Office B
$290.5K
$254.2K – $339.0K
NOI $20,338 @ 7.0% cap · market cap 7.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$509.3K
$445.6K – $594.1K
NOI $35,648 @ 7.0% cap · market cap 12.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
690
Businesses Nearby
Explore this area
Business Placement
Demographics for 60172, IL
24,560
Population
9,401
Households
2.6
Avg Household Size
42
Median Age
41%
College-Educated
93%
High-School Grad
7.0 sq mi
ZIP Area
3,509
Density / Sq Mi
$109,322
Median Household Income
$57,995
Median Earnings
$1,498
Median Rent
$323,000
Median Home Value
Market
Vacancy Rate% for Office 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?
Office units - Suite 202 offers a flexible workplace setting with building services covered through the monthly assessment.
Where is this office units located?
The property is located at 25 E Main Street #202 Roselle, IL.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 1,475‑square‑foot office unit in Suite 202; Elevator building constructed in 2003; Monthly assessment covers heat, water, electric, gas, and scavenger service
