Flex Space with Overhead
For Sale
$280,000
30w270 Butterfield Rd Unit 104, Warrenville, IL 60555
Flexible condo space supports business operations or storage with a private rear overhead door and adaptable interior configuration.
Property Size1,750 SF
Price / SF$160
Days on Market8
Property Features for 30w270 Butterfield Rd Unit 104
General Information
Standard status
Active
Size
1,750 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Drive-In Doors
1
Building Details
Year Built
1990
Listing Agency:
Baird & Warner
Listed By:
Mary Tremonte
(630) 624-6574
Source:
Illianahomesource
Added: Aug 26
Changed: Sep 1
Last Checked: Sep 1 at 9:33PM
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 Baird & Warner
Investment Insights
Based on property information with market context.
This 1,750-square-foot flex space is configured as a warehouse/office condominium with a private 10 X 10 overhead garage door at the rear. The interior measures approximately 24 feet wide by 74 feet long and currently includes office-style partitions and a drop ceiling. Walls and ceiling elements can be removed to create a more open warehouse layout, while the space can also retain office areas. Its prior food-preparation configuration adds another documented use history.
The property is located at 30w270 Butterfield Rd Unit 104 in Warrenville, a few blocks from the I-88 Tollway and within a few miles of Metra Route 59 Train access. Downtown Warrenville and Naperville are nearby, with downtown Chicago approximately 40 minutes away. Monthly assessments cover snow removal, landscaping, and common insurance. The area includes front and rear lighting, and the property was built in 1990.
The property is located at 30w270 Butterfield Rd Unit 104 in Warrenville, a few blocks from the I-88 Tollway and within a few miles of Metra Route 59 Train access. Downtown Warrenville and Naperville are nearby, with downtown Chicago approximately 40 minutes away. Monthly assessments cover snow removal, landscaping, and common insurance. The area includes front and rear lighting, and the property was built in 1990.
Key Highlights
- 1,750‑square‑foot flex space with warehouse and office configuration
- Private rear 10 X 10 overhead garage door
- Interior measures approximately 24 feet wide by 74 feet long
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
$24,130
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
8.62%
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%
$482,600
$482.6K
Cap Rate 7%
$344,714
$344.7K
Cap Rate 9%
$268,111
$268.1K
Market Conditions
NOI Build-Up for 1,750 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
$42.8K $24.48/SF
− Vacancy
−$10.7K −$6.10/SF
EGI
$32.2K $18.38/SF
− OpEx
−$8.0K −$4.60/SF
NOI
$24.1K $13.79/SF
Area
DuPage County, IL
Vacancy
24.90%
Lease Rate
$24.48 /SF/Yr
Expense Ratio
25.00%
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%
$482,600
Cap Rate 7%
$344,714
Cap Rate 9%
$268,111
Alternative Uses
Best Use
Office B
$344.7K
$301.6K – $402.2K
NOI $24,130 @ 7.0% cap · market cap 8.62%
Second Best
Flex RnD
$263.3K
$230.4K – $307.1K
NOI $18,428 @ 7.0% cap · market cap 6.58%
Theoretical Best
Office A
$604.2K
$528.7K – $704.9K
NOI $42,294 @ 7.0% cap · market cap 15.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
50
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 60555, IL
13,909
Population
5,894
Households
2.4
Avg Household Size
39
Median Age
44%
College-Educated
87%
High-School Grad
8.0 sq mi
ZIP Area
1,739
Density / Sq Mi
$100,076
Median Household Income
$51,371
Median Earnings
$1,757
Median Rent
$271,900
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?
Flex space - Flexible condo space supports business operations or storage with a private rear overhead door and adaptable interior configuration.
Where is this flex space located?
The property is located at 30w270 Butterfield Rd Unit 104 Warrenville, IL.
What is the asking price?
The asking price for this property is $280,000.
What are key features of this property?
This property features: 1,750‑square‑foot flex space with warehouse and office configuration; Private rear 10 X 10 overhead garage door; Interior measures approximately 24 feet wide by 74 feet long
