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    South Barrington Office Center Portfolio Title is generated by Realmo AI

    33 W Higgins Rd, South Barrington, IL 60010

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    For Sale
    $9,500,000

    Stabilized office portfolio in affluent South Barrington, 94% leased.

    Type:Office
    Property size:
    108,340 SF
    Lot size:
    10.87 Acres
    Price / SF:
    $87/SF
    Added:
    Apr 3, 2026
    Days on Market:
    65
    Last Refresh:
    Apr 3 at 5:04 am

    Property Features for 33 W Higgins Rd

    General Information

    Standard status
    Active
    Size
    108,340 SF
    Lot size
    10.87 Acres
    Property subtype
    Office

    Building Details

    Year Built
    1981

    We can help!

    Listing Contact
    John Abuja, CCIM

    Listing agent John Abuja, CCIM License #IL: 471.007675

    Listing office Chicago Downtown Office

    Listing date Apr 3, 2026

    Source Marcusmillichap

    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 Chicago Downtown Office

    HighLights

    • High Occupancy: 94% leased to a diverse mix of tenants, providing a durable income stream.
    • Attractive Returns: 9.79% going‑in Cap Rate and 11.19% Leveraged Cash‑on‑Cash return based on a Yearly NOI of $930,278.
    • Strong Leasing Activity: 22 new leases signed since March 2025 and 8 renewals since June 2025, indicating robust demand.
    • Affluent Location: Situated in South Barrington, an affluent Northwest Chicago community, near the Arboretum of South Barrington.
    • Upside Potential: Average rents on new leases are $18.50 per square foot, indicating substantial room for rent growth.
    • Stable Cash Flow: Tenants committed until at least 2027, with conservative financing assumptions and a 1.78 times DSCR.

    Overview

    The South Barrington Office Center is a portfolio of ten single-story office buildings totaling 108,340 square feet, situated on 10.87 acres. The property comprises 63 individual suites and is 94% leased to a mix of medical, professional, and service-oriented tenants, with leases extending to at least 2027. Located in an affluent Northwest Chicago community, the property fronts Higgins Road and has direct visibility to Interstate 90. The location is just west of The Arboretum of South Barrington, an open-air lifestyle center with retail, dining, and entertainment, providing convenient access to Route 59, Barrington Road, and Interstate 90. There have been 22 new leases signed since March and 8 renewals since June. Average rents on new leases are $18.50 per square foot. Base year stops in leases protect new ownership from expense increases.
    Location Intelligence

    Current Use by Public Records

    DeBari Enterprises Big Box & Wholesale Store Rick Kleinvehn Diamond ... Big Box & Wholesale Store Lina Garcia, DDS, ... Dental Office Shandley Kane Dental Dental Office American National Title Title Company

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hotel & Motel Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    South Barrington
    County
    Cook
    State
    Illinois
    Longitude
    -88.1698333
    Latitude
    42.0681972

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    FAQs

    What type of property is this?
    Office building - Stabilized office portfolio in affluent South Barrington, 94% leased.
    Where is this office building located?
    The property is located at 33 W Higgins Rd South Barrington, IL.
    What is the asking price?
    The asking price for this property is $9,500,000.
    What are key features of this property?
    This property features: High Occupancy: 94% leased to a diverse mix of tenants, providing a durable income stream.; Attractive Returns: 9.79% going‑in Cap Rate and 11.19% Leveraged Cash‑on‑Cash return based on a Yearly NOI of $930,278.; Strong Leasing Activity: 22 new leases signed since March 2025 and 8 renewals since June 2025, indicating robust demand.
    (312) 327-5412
    We can help!
    Listing Contact
    John Abuja, CCIM
    Real Estate License ID: IL: 471.007675
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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