Two-Entry Retail
For Sale
$269,900
2904 W Il Route 120, McHenry, IL 60051
Commercial Sale, McHenry, IL
Property Size2,486 SF
Lot Size0.23 Acres
Price / SF$108.57
Days on Market47
Property Features for 2904 W Il Route 120
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
COMMR
Directions
Rte 120 East of River, North side of road.
Subdivision
Holiday Hills / Johnsburg / McHenry / Lakemoor / McCullom Lake / Sunnyside / Ringwood
Standard status
Active
APN
0925354018
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3758
Utilities
Cooling system
Central Air
Amenities
two separate entries
full basement
Building Details
Year built
1959
Floors in Building
1
Number of units
1
Flooring type
Varies
Building materials
Block, Brick
Listing Agency:
Dream Real Estate, Inc.
(815) 331-9520
Listed By:
Shawn Strach · License #471000585
(815) 790-0833
Added: Jul 21
Changed: Aug 19
Last Checked: Sep 5 at 5:06AM
MLS# 12711893
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 2,486-square-foot retail building offers a practical commercial layout with two separate entrances, a full basement, and parking areas at both the front and rear. The property was previously used as a veterinary clinic and includes block-and-brick construction, varied flooring, and central air conditioning. Built in 1959, the building is zoned COMMR and can support a range of commercial formats subject to applicable requirements.
Located at 2904 W Il Route 120 in McHenry, the property fronts State Highway Route 120, where 20,000 vehicles pass daily. Its position along the east-west route provides direct exposure, while the dual-entry arrangement allows customer and service access to remain distinct. The 0.2288-acre site combines a compact footprint with useful on-site parking and basement storage.
Located at 2904 W Il Route 120 in McHenry, the property fronts State Highway Route 120, where 20,000 vehicles pass daily. Its position along the east-west route provides direct exposure, while the dual-entry arrangement allows customer and service access to remain distinct. The 0.2288-acre site combines a compact footprint with useful on-site parking and basement storage.
Key Highlights
- 2,486‑square‑foot retail building on a 0.2288‑acre site
- Two separate entrances support distinct customer and service access
- Full basement provides additional storage area
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
$23,989
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
8.89%
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%
$479,780
$479.8K
Cap Rate 7%
$342,700
$342.7K
Cap Rate 9%
$266,544
$266.5K
Market Conditions
NOI Build-Up for 2,486 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
$37.3K $15.00/SF
− Vacancy
−$3.0K −$1.22/SF
EGI
$34.3K $13.79/SF
− OpEx
−$10.3K −$4.14/SF
NOI
$24.0K $9.65/SF
Area
McHenry County, IL
Vacancy
8.10%
Lease Rate
$15.00 /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%
$479,780
Cap Rate 7%
$342,700
Cap Rate 9%
$266,544
Alternative Uses
Best Use
Office B
$489.7K
$428.5K – $571.3K
NOI $34,278 @ 7.0% cap · market cap 12.70%
Second Best
Healthcare Medical
$480.6K
$420.5K – $560.7K
NOI $33,642 @ 7.0% cap · market cap 12.46%
Theoretical Best
Office A
$858.3K
$751.0K – $1.00M
NOI $60,081 @ 7.0% cap · market cap 22.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
416
Businesses Nearby
Explore this area
Business Placement
Demographics for 60051, IL
24,649
Population
10,210
Households
2.4
Avg Household Size
42
Median Age
33%
College-Educated
94%
High-School Grad
33.2 sq mi
ZIP Area
742
Density / Sq Mi
$104,227
Median Household Income
$53,527
Median Earnings
$1,665
Median Rent
$268,000
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Commercial layout includes a full basement, central air, and front and rear parking areas.
Where is this retail space located?
The property is located at 2904 W Il Route 120 McHenry, IL.
What is the asking price?
The asking price for this property is $269,900.
What are key features of this property?
This property features: 2,486‑square‑foot retail building on a 0.2288‑acre site; Two separate entrances support distinct customer and service access; Full basement provides additional storage area
