Flex Condo with Overhead
For Sale
$280,000
30W270 Butterfield Road Unit 104, Warrenville, IL 60555
Adaptable interior space can accommodate warehouse, office, or storage functions.
Property Size1,750 SF
Days on Market38
Property Features for 30W270 Butterfield Road Unit 104
General Information
Standard status
Active
Size
1,750 SF
Property subtype
COMMERCIAL
Taxes and HOA fees
Annual Taxes
$4,100
Building Details
Building Size
1,750 SF
Year Built
1990
Listing Agency:
Baird & Warner
Listed By:
Mary Tremonte
(630) 624-6574
Source:
Loncarrealty
Added: Aug 29
Changed: Sep 30
Last Checked: Oct 4 at 2:45PM
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 flex condo combines warehouse and office space with a private overhead door at the rear. The interior measures approximately 24 feet wide by 74 feet long. Existing walls and the drop ceiling can be removed to create a more open layout with additional ceiling height. The property was built in 1990 and has previously been used for food preparation.
The site is a few blocks from I-88 and a few miles from the Route 59 Metra station, with downtown Warrenville and Naperville nearby. Monthly assessments cover snow removal, landscaping, and common-area insurance.
The site is a few blocks from I-88 and a few miles from the Route 59 Metra station, with downtown Warrenville and Naperville nearby. Monthly assessments cover snow removal, landscaping, and common-area insurance.
Key Highlights
- Private rear overhead garage door measures 10 X 10
- Interior is approximately 24 feet wide by 74 feet long
- Removable walls and drop ceiling allow for a more open interior
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
$18,428
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
6.58%
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%
$368,560
$368.6K
Cap Rate 7%
$263,257
$263.3K
Cap Rate 9%
$204,756
$204.8K
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
$31.5K $18.00/SF
− Vacancy
−$3.2K −$1.80/SF
EGI
$28.4K $16.20/SF
− OpEx
−$9.9K −$5.67/SF
NOI
$18.4K $10.53/SF
Area
DuPage County, IL
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$368,560
Cap Rate 7%
$263,257
Cap Rate 9%
$204,756
Alternative Uses
Best Use
Flex RnD
$263.3K
$230.4K – $307.1K
NOI $18,428 @ 7.0% cap · market cap 6.58%
Second Best
Warehouse
$130.7K
$114.3K – $152.5K
NOI $9,147 @ 7.0% cap · market cap 3.27%
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
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
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
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Adaptable interior space can accommodate warehouse, office, or storage functions.
Where is this flex space located?
The property is located at 30W270 Butterfield Road 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: Private rear overhead garage door measures 10 X 10; Interior is approximately 24 feet wide by 74 feet long; Removable walls and drop ceiling allow for a more open interior
