Flex Space with Overhead
New
For Sale
$280,000
30W270 Butterfield Road, Warrenville, IL 60555
Commercial Sale, Warrenville, IL
Property Size1,776 SF
Price / SF$157.66
Days on Market2
Property Features for 30W270 Butterfield Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
WRHSE
Directions
Route 59 to Butterfield west to property
Subdivision
Warrenville
Standard status
Active
APN
0433210004
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
4100
Utilities
Cooling system
Central Air
Building Details
Year built
1990
Floors in Building
1
Number of units
1
Listing Agency:
Baird & Warner
(630) 778-1855
Listed By:
Mary Tremonte
(630) 853-2370
Added: Aug 29
Changed: Aug 30
Last Checked: Aug 30 at 7:06PM
MLS# 12743516
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 1990 flex condominium combines warehouse and office functionality within a versatile commercial layout. The interior measures approximately 24 feet wide by 74 feet long and includes a private 10 X 10 overhead garage door serving the rear of the property. Existing partitions and the drop ceiling may be removed to create a more open layout with additional vertical clearance. Central air is installed, and the space was previously configured for food preparation.
The property is located a few blocks from the I-88 Tollway and a few miles from Metra Route 59 Train access. Downtown Warrenville and Naperville are nearby, while downtown Chicago is approximately 40 minutes away. Zoning is WRHSE. Monthly assessments cover snow removal, landscaping, and common insurance, and the area includes front and rear lighting.
The property is located a few blocks from the I-88 Tollway and a few miles from Metra Route 59 Train access. Downtown Warrenville and Naperville are nearby, while downtown Chicago is approximately 40 minutes away. Zoning is WRHSE. Monthly assessments cover snow removal, landscaping, and common insurance, and the area includes front and rear lighting.
Key Highlights
- Approximately 24 feet wide by 74 feet long
- Private 10 X 10 overhead garage door at the rear
- WRHSE zoning with warehouse and office configuration
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
$24,488
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
8.75%
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%
$489,760
$489.8K
Cap Rate 7%
$349,829
$349.8K
Cap Rate 9%
$272,089
$272.1K
Market Conditions
NOI Build-Up for 1,776 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
$43.5K $24.48/SF
− Vacancy
−$10.8K −$6.10/SF
EGI
$32.7K $18.38/SF
− OpEx
−$8.2K −$4.60/SF
NOI
$24.5K $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%
$489,760
Cap Rate 7%
$349,829
Cap Rate 9%
$272,089
Alternative Uses
Best Use
Office B
$349.8K
$306.1K – $408.1K
NOI $24,488 @ 7.0% cap · market cap 8.75%
Second Best
Flex RnD
$267.2K
$233.8K – $311.7K
NOI $18,701 @ 7.0% cap · market cap 6.68%
Theoretical Best
Office A
$613.2K
$536.5K – $715.4K
NOI $42,922 @ 7.0% cap · market cap 15.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
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 - Flex condominium with central air, warehouse functionality, and adaptable office configuration.
Where is this flex space located?
The property is located at 30W270 Butterfield Road 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: Approximately 24 feet wide by 74 feet long; Private 10 X 10 overhead garage door at the rear; WRHSE zoning with warehouse and office configuration
