Freestanding Retail Building on
For Sale
Contact for pricing
2580 East Main Street, St Charles, IL 60174
Single-user retail building on 1.73 acre site.
Property Size16,680 SF
Lot Size1.73 Acres
Price / SF$179.86
Days on Market99
Property Features for 2580 East Main Street
General Information
Standard status
Active
Size
16,680 SF
Lot size
1.73 Acres
Property subtype
Retail
Zoning
BC PUD
Investment Type
Owner/User
Building Details
Year Built
1980
Listing Agency:
SVN Landmark Commercial Real Estate
(630) 938-4950
Listed By:
Neil Johnson · License #471012919
Source:
Crexi
Added: May 20
Changed: Aug 26
Last Checked: Aug 25 at 10:00PM
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 SVN Landmark Commercial Real Estate
Investment Insights
Based on property information with market context.
This freestanding, single-user retail building features two levels and is situated on a 1.73-acre site with frontage on Main Street (Route 64). The total building size is 16,680 square feet, with 8,340 square feet on both the main floor and an upper-level mezzanine. A freight elevator provides access to the second floor. The property presents an opportunity for an owner/user or redevelopment. The location is at the corner of Main Street (Illinois Route 64/North Avenue) and Fieldgate Drive on the east side of St. Charles, Illinois, a community in the Chicago suburbs. It is across from the Foxfield Commons Shopping Center, anchored by ACE Hardware, and Elevations (by Hines). The surrounding area includes a variety of retail, restaurant, office, and service properties. The property is approximately one-half mile from St. Charles East High School and Wredling Middle School. Traffic counts are 26,544 vehicles per day. The demographics within a 5-mile radius include a population of 109,339 and an average household income of $164,150.
Key Highlights
- Prime location on Main St (Rt 64) in St Charles, IL, an upscale Chicago suburb.
- High traffic count: 26,544 vehicles per day.
- Large 1.73 acre site with redevelopment potential.
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
$201,341
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
6.71%
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%
$4,026,820
$4.0M
Cap Rate 7%
$2,876,300
$2.9M
Cap Rate 9%
$2,237,122
$2.2M
Market Conditions
NOI Build-Up for 16,680 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
$300.2K $18.00/SF
− Vacancy
−$12.6K −$0.76/SF
EGI
$287.6K $17.24/SF
− OpEx
−$86.3K −$5.17/SF
NOI
$201.3K $12.07/SF
Area
Kane County, IL
Vacancy
4.20%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$4,026,820
Cap Rate 7%
$2,876,300
Cap Rate 9%
$2,237,122
Alternative Uses
Best Use
Retail
$2.88M
$2.52M – $3.36M
NOI $201,341 @ 7.0% cap · market cap 6.71%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.76M
$5.04M – $6.72M
NOI $403,119 @ 7.0% cap · market cap 13.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,185
Businesses Nearby
157k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 38%
Dining 35%
Apparel 20%
Home Improvements & Furnishings 3%
Mobil
Shops & Services
22,216 visits/mo
0.4 miles
Taco Bell
Dining
22,138 visits/mo
0.1 miles
Ross Dress for Less
Apparel
20,284 visits/mo
0.5 miles
Chase Bank
Shops & Services
12,434 visits/mo
0.1 miles
Panera Bread
Dining
11,966 visits/mo
0.3 miles
Demographics for 60174, IL
30,958
Population
13,115
Households
2.4
Avg Household Size
42
Median Age
49%
College-Educated
95%
High-School Grad
13.7 sq mi
ZIP Area
2,260
Density / Sq Mi
$102,408
Median Household Income
$51,235
Median Earnings
$1,738
Median Rent
$348,100
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Single-user retail building on 1.73 acre site.
Where is this storefront property located?
The property is located at 2580 East Main Street St Charles, IL.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: Prime location on Main St (Rt 64) in St Charles, IL, an upscale Chicago suburb.; High traffic count: 26,544 vehicles per day.; Large 1.73 acre site with redevelopment potential.
