Mixed-Use Property with
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310-336 W Army Trail Road, Carol Stream, IL 60188
Retail and warehouse functions share one substantial commercial building.
Property Size97,945 SF
Lot Size6.94 Acres
Price / SF$84.74
Days on Market5
Property Features for 310-336 W Army Trail Road
General Information
Standard status
Active
Size
97,945 SF
Total Parking Spaces
210
Lot size
6.94 Acres
Property subtype
Retail
Zoning
B-3
Site & Location
Traffic Count
21,500 vehicles/day
Road Access
Yes
Warehouse & Industrial
Clear Height
25 ft
Warehouse Space
46,365 SF
Dock-High Doors
9
Drive-In Doors
3
Building Details
Buildings
1
Building Size
97,945 SF
Tenancy
Multi
Listing Agency:
CBRE - Oak Brook
Listed By:
Peter Graham · License #IL
Source:
Crexi
Added: Sep 21
Changed: Sep 24
Last Checked: Sep 24 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 CBRE - Oak Brook
Investment Insights
Based on property information with market context.
This mixed-use property at 310-336 W. Army Trail Road in Carol Stream contains 97,945 square feet across 6.94 acres. The building combines 51,580 square feet of retail space with 46,365 square feet of warehouse area. Warehouse features include 25-foot clear height, nine loading docks, and three drive-in doors; the site also has 210 parking spaces. Zoning is B-3 General Business District.
Army Trail Road carries 21,500 vehicles per day. Nearby retailers include Lowe’s, Costco, Aldi, and Jewel-Osco.
Army Trail Road carries 21,500 vehicles per day. Nearby retailers include Lowe’s, Costco, Aldi, and Jewel-Osco.
Key Highlights
- 97,945‑square‑foot building on 6.94 acres
- 51,580 square feet of retail space and 46,365 square feet of warehouse space
- Warehouse offers 25' clear height, 9 loading docks, and 3 drive‑in doors
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
$511,968
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
6.17%
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%
$10,239,360
$10.2M
Cap Rate 7%
$7,313,829
$7.3M
Cap Rate 9%
$5,688,533
$5.7M
Market Conditions
NOI Build-Up for 97,945 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
$634.7K $6.48/SF
− Vacancy
−$32.4K −$0.33/SF
EGI
$602.3K $6.15/SF
− OpEx
−$90.3K −$0.92/SF
NOI
$512.0K $5.23/SF
Area
DuPage County, IL
Vacancy
5.10%
Lease Rate
$6.48 /SF/Yr
Expense Ratio
15.00%
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%
$10,239,360
Cap Rate 7%
$7,313,829
Cap Rate 9%
$5,688,533
Alternative Uses
Best Use
Mixed Use
$23.61M
$20.66M – $27.55M
NOI $1,652,822 @ 7.0% cap · market cap 19.91%
Second Best
Retail
$19.42M
$16.99M – $22.66M
NOI $1,359,492 @ 7.0% cap · market cap 16.38%
Theoretical Best
Office A
$33.82M
$29.59M – $39.45M
NOI $2,367,116 @ 7.0% cap · market cap 28.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
25 ft
Clear height
9
Dock-high doors
3
Drive-in doors
21,500 VPD
Traffic count
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
611
Businesses Nearby
Explore this area
Business Placement
Demographics for 60188, IL
43,053
Population
15,710
Households
2.7
Avg Household Size
39
Median Age
44%
College-Educated
90%
High-School Grad
10.1 sq mi
ZIP Area
4,263
Density / Sq Mi
$107,560
Median Household Income
$47,343
Median Earnings
$1,465
Median Rent
$311,600
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Retail and warehouse functions share one substantial commercial building.
Where is this mixed-use property located?
The property is located at 310-336 W Army Trail Road Carol Stream, IL.
What is the asking price?
The asking price for this property is $8,300,000.
What are key features of this property?
This property features: 97,945‑square‑foot building on 6.94 acres; 51,580 square feet of retail space and 46,365 square feet of warehouse space; Warehouse offers 25' clear height, 9 loading docks, and 3 drive‑in doors
