Updated Residential
For Sale
$381,000
2703 Glenwood Court, Naperville, IL 60564
A two-level layout includes an eat-in kitchen, private primary bath, walk-in closet, and second-floor laundry.
Property Size1,502 SF
Days on Market38
Property Features for 2703 Glenwood Court
General Information
Standard status
Active
Size
1,502 SF
Property subtype
1/2 Duplex
Taxes and HOA fees
Annual Taxes
$6,471
Building Details
Building Size
1,502 SF
Year Built
1996
Listing Agency:
Beycome Brokerage Realty LLC
Listed By:
Misael Chacon · License #471021523
(847) 865-9309
Source:
Loncarrealty
Added: Aug 26
Changed: Sep 30
Last Checked: Oct 1 at 6:09PM
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 Beycome Brokerage Realty LLC
Investment Insights
Based on property information with market context.
Built in 1996, this duplex features hardwood flooring on the main level and an eat-in kitchen with appliances. The upper level includes a primary bedroom with a private bath and walk-in closet, two additional bedrooms, and laundry. A fenced yard provides outdoor space. Updates include luxury vinyl plank flooring, interior paint, electrical switches, light fixtures, and blinds in 2024, along with a newer roof from 2020. The furnace and air conditioning system are also described as new; LG microwave and Samsung refrigerator updates are dated 2026.
The property is in Naperville School District 204, with schools and parks within walking distance. It is situated on a cul-de-sac.
The property is in Naperville School District 204, with schools and parks within walking distance. It is situated on a cul-de-sac.
Key Highlights
- Duplex built in 1996
- Naperville School District 204; schools and parks are within walking distance
- Fenced yard and cul‑de‑sac setting
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
$14,534
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
3.81%
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%
$290,680
$290.7K
Cap Rate 7%
$207,629
$207.6K
Cap Rate 9%
$161,489
$161.5K
Market Conditions
NOI Build-Up for 1,502 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
$27.8K $18.48/SF
− Vacancy
−$1.3K −$0.89/SF
EGI
$26.4K $17.59/SF
− OpEx
−$11.9K −$7.92/SF
NOI
$14.5K $9.68/SF
Area
Naperville, IL
Vacancy
4.80%
Lease Rate
$18.48 /SF/Yr
Expense Ratio
45.00%
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%
$290,680
Cap Rate 7%
$207,629
Cap Rate 9%
$161,489
Alternative Uses
Best Use
Apartment 5plus
$207.6K
$181.7K – $242.2K
NOI $14,534 @ 7.0% cap · market cap 3.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$339.0K
$296.7K – $395.6K
NOI $23,733 @ 7.0% cap · market cap 6.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
956
Businesses Nearby
Explore this area
Business Placement
Demographics for 60564, IL
45,616
Population
16,166
Households
2.8
Avg Household Size
40
Median Age
73%
College-Educated
98%
High-School Grad
16.0 sq mi
ZIP Area
2,851
Density / Sq Mi
$176,250
Median Household Income
$89,203
Median Earnings
$2,172
Median Rent
$550,400
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - A two-level layout includes an eat-in kitchen, private primary bath, walk-in closet, and second-floor laundry.
Where is this residential income property located?
The property is located at 2703 Glenwood Court Naperville, IL.
What is the asking price?
The asking price for this property is $381,000.
What are key features of this property?
This property features: Duplex built in 1996; Naperville School District 204; schools and parks are within walking distance; Fenced yard and cul‑de‑sac setting
