Building Details

Year built 1970

Floors in Building 2

Number of units 3

Building materials Brick

Roof type Composition

Listing Agency: Jameson Sotheby's Intl Realty g***@jameson.com Show Phone

Listed By: Keith Estrada · License #475155280 Show Phone

Added: Sep 28 Last Checked: Oct 2 at 5:06AM

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MLS# 12770820

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.

This brick mixed-use property has approximately 2,900 square feet of ground-floor commercial space and two apartments on the second floor. Each apartment has three bedrooms and 1.1 baths, along with hardwood floors, in-unit laundry and central air. A 24-by-16-foot terrace and 10 parking spaces are also part of the property.

The commercial floor was previously configured as two spaces, and separate furnaces and electric meters remain. The property is steps from downtown Flossmoor, shopping and the Metra station; a residential development is under construction across the street.

Key Highlights

• Approximately 2,900 square feet of ground‑floor commercial space
• Two second‑floor apartments, each with 3 bedrooms and 1.1 baths
• 24x16 terrace and 10 parking 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

$48,938

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

7.32%

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%

$978,760 $978.8K

Cap Rate 7%

$699,114 $699.1K

Cap Rate 9%

$543,756 $543.8K

Market Conditions

NOI Build-Up for 2,900 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

$87.0K $30.00/SF

− Vacancy

−$8.7K −$3.00/SF

EGI

$78.3K $27.00/SF

− OpEx

−$29.4K −$10.13/SF

NOI

$48.9K $16.88/SF

Area

Cook County, IL

Vacancy

10.00%

Lease Rate

$30.00 /SF/Yr

Expense Ratio

37.50%

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%

$978,760

Cap Rate 7%

$699,114

Cap Rate 9%

$543,756

Alternative Uses

Best Use

Mixed Use

$699.1K

$611.7K – $815.6K (±1% cap)

NOI $48,938 @ 7.0% cap · market cap 7.32%

Second Best

Retail

$575.0K

$503.2K – $670.9K (±1% cap)

NOI $40,252 @ 7.0% cap · market cap 6.02%

Theoretical Best

Office A

$1.00M

$876.1K – $1.17M (±1% cap)

NOI $70,087 @ 7.0% cap · market cap 10.48%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

EQ Capital Business Management Consultant Valentinos For Men Clothing & Fashion Store

Suggested Use

Top Pick HVAC Service Auto Repair Shop Grocery & Convenience Store Furniture & Home Goods Locksmith Skin Care Clinic

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Yes

Utilities to site

Location Intelligence

Trade Area within ½ mile

496

Businesses Nearby

Explore this area Business Placement

Demographics for 60422, IL

9,927

Population

3,894

Households

2.5

Avg Household Size

45

Median Age

67%

College-Educated

99%

High-School Grad

4.0 sq mi

ZIP Area

2,482

Density / Sq Mi

$134,728

Median Household Income

$80,123

Median Earnings

$2,191

Median Rent

$304,400

Median Home Value

Market

Vacancy Rate% for Multifamily in Midwest region

6.5% 2022

7.5% 2023

7.8% 2024

8% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Mixed-use property - The property pairs ground-floor commercial space with two upper-level apartments and on-site parking.

Where is this mixed-use property located?

The property is located at 2626 FLOSSMOOR Road Flossmoor, IL.

What is the asking price?

The asking price for this property is $669,000.

What are key features of this property?

This property features: Approximately 2,900 square feet of ground‑floor commercial space; Two second‑floor apartments, each with 3 bedrooms and 1.1 baths; 24x16 terrace and 10 parking spaces