Flex Warehouse with Loading
For Sale
Contact for pricing
271-285 E Helen Rd, Palatine, IL 60067
Two divisible warehouse units include drive-in doors and an office buildout, zoned for manufacturing.
Property Size4,314 SF
Price / SF$98.98
Days on Market223
Property Features for 271-285 E Helen Rd
General Information
Standard status
Active
Size
4,314 SF
Property subtype
FLEX_R_AND_D
Zoning
M
Lease Type
NNN
Additional Details
Drive-In Doors
2
Listing Agency:
Brian Properties, Inc.
(847) 640-1500
Listed By:
Mark Meskauskas, CCIM · License #475137201
Source:
Moodyscre
Added: Feb 2
Changed: Sep 3
Last Checked: Sep 13 at 5:03AM
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 Brian Properties, Inc.
Investment Insights
Based on property information with market context.
For sale or lease, this flex warehouse property is offered either individually or combined, totaling 9,506 SF. Unit 273 provides 5,192 SF and includes office buildout and access to a shared loading dock. Unit 277 offers 4,314 SF with its own drive-in door.
Each unit has one drive-in door (two total) with a 14' height. The office buildout is approximately 80% and can be reconfigured for more open or flex use.
The property is zoned M for manufacturing, supporting a range of industrial and light manufacturing uses. Lease terms are available at $15.00 PSF NNN for both units.
Each unit has one drive-in door (two total) with a 14' height. The office buildout is approximately 80% and can be reconfigured for more open or flex use.
The property is zoned M for manufacturing, supporting a range of industrial and light manufacturing uses. Lease terms are available at $15.00 PSF NNN for both units.
Key Highlights
- 9,506 SF total divisible space with two warehouse units (Unit 273: 5,192 SF; Unit 277: 4,314 SF)
- For sale pricing: Unit 273 at $599,000 and Unit 277 at $500,000
- Lease rate: $15.00 PSF NNN for both units
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
$18,570
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
4.35%
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%
$371,400
$371.4K
Cap Rate 7%
$265,286
$265.3K
Cap Rate 9%
$206,333
$206.3K
Market Conditions
NOI Build-Up for 4,314 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
$28.0K $6.48/SF
− Vacancy
−$1.4K −$0.33/SF
EGI
$26.5K $6.15/SF
− OpEx
−$8.0K −$1.84/SF
NOI
$18.6K $4.30/SF
Area
Cook County, IL
Vacancy
5.10%
Lease Rate
$6.48 /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%
$371,400
Cap Rate 7%
$265,286
Cap Rate 9%
$206,333
Alternative Uses
Best Use
Flex RnD
$648.9K
$567.8K – $757.1K
NOI $45,426 @ 7.0% cap · market cap 10.64%
Second Best
Industrial
$265.3K
$232.1K – $309.5K
NOI $18,570 @ 7.0% cap · market cap 4.35%
Theoretical Best
Office A
$1.49M
$1.30M – $1.74M
NOI $104,260 @ 7.0% cap · market cap 24.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Drive-in doors
Location Intelligence
Trade Area within ½ mile
908
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 60067, IL
39,324
Population
16,039
Households
2.5
Avg Household Size
43
Median Age
59%
College-Educated
96%
High-School Grad
13.0 sq mi
ZIP Area
3,025
Density / Sq Mi
$121,572
Median Household Income
$64,520
Median Earnings
$1,521
Median Rent
$427,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Two divisible warehouse units include drive-in doors and an office buildout, zoned for manufacturing.
Where is this flex space located?
The property is located at 271-285 E Helen Rd Palatine, IL.
What is the asking price?
The asking price for this property is $427,000.
What are key features of this property?
This property features: 9,506 SF total divisible space with two warehouse units (Unit 273: 5,192 SF; Unit 277: 4,314 SF); For sale pricing: Unit 273 at $599,000 and Unit 277 at $500,000; Lease rate: $15.00 PSF NNN for both units
