Flex Space with Drive-In
For Sale
Contact for pricing
271-285 E Helen Rd, Palatine, IL 60067
Manufacturing-zoned flex space with two drive-in doors and a reconfigurable office buildout suitable for multiple uses.
Property Size5,192 SF
Price / SF$98
Days on Market227
Property Features for 271-285 E Helen Rd
General Information
Standard status
Active
Size
5,192 SF
Property subtype
FLEX_R_AND_D
Zoning
M
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 6
Last Checked: Sep 16 at 7:12PM
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.
Flex space available for sale or lease, individually or combined, for a total of 9,506 SF divisible between two units. Unit 273 offers 5,192 SF and includes access to a shared loading dock. Unit 277 offers 4,314 SF.
The property features two total drive-in doors, one per unit, each with a 14' height. An office buildout is estimated at 80% and is described as easily reconfigurable for more open or flex use.
Zoned M for manufacturing, the space is positioned at 271-285 E Helen Rd in Palatine, IL 60067, supporting light industrial and flex-oriented tenant requirements.
The property features two total drive-in doors, one per unit, each with a 14' height. An office buildout is estimated at 80% and is described as easily reconfigurable for more open or flex use.
Zoned M for manufacturing, the space is positioned at 271-285 E Helen Rd in Palatine, IL 60067, supporting light industrial and flex-oriented tenant requirements.
Key Highlights
- Total size 9,506 SF, divisible between Units 273 and 277
- Unit 273: 5,192 SF with access to a shared loading dock
- Unit 277: 4,314 SF
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
$22,350
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%
$447,000
$447.0K
Cap Rate 7%
$319,286
$319.3K
Cap Rate 9%
$248,333
$248.3K
Market Conditions
NOI Build-Up for 5,192 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
$33.6K $6.48/SF
− Vacancy
−$1.7K −$0.33/SF
EGI
$31.9K $6.15/SF
− OpEx
−$9.6K −$1.84/SF
NOI
$22.3K $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%
$447,000
Cap Rate 7%
$319,286
Cap Rate 9%
$248,333
Alternative Uses
Best Use
Flex RnD
$781.0K
$683.4K – $911.2K
NOI $54,672 @ 7.0% cap · market cap 10.64%
Second Best
Industrial
$319.3K
$279.4K – $372.5K
NOI $22,350 @ 7.0% cap · market cap 4.35%
Theoretical Best
Office A
$1.79M
$1.57M – $2.09M
NOI $125,479 @ 7.0% cap · market cap 24.41%
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
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Frequently Asked Questions
What type of property is this?
Flex space - Manufacturing-zoned flex space with two drive-in doors and a reconfigurable office buildout suitable for multiple uses.
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 $514,000.
What are key features of this property?
This property features: Total size 9,506 SF, divisible between Units 273 and 277; Unit 273: 5,192 SF with access to a shared loading dock; Unit 277: 4,314 SF
