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    33 W Higgins Road #1010 South Barrington, IL 60010

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    For Lease
    $11 SF/Yr

    Prime office space available for sublease at below market rate.

    Type:Commercial
    Property size:
    800 SF
    Added:
    Nov 25, 2025
    Days on Market:
    127
    Last Refresh:
    Mar 25 at 8:55 pm

    Property Features for 33 W Higgins Road #1010

    General Information

    Standard status
    Active
    Size
    800 SF
    Property subtype
    Commercial

    Building Details

    Year Built
    1990

    We can help!

    Listing Contact
    PHIL GRANT
    PHIL GRANT

    Listing agent PHIL GRANT

    Listing office BAIRD & WARNER

    Listing date Nov 25, 2025

    Source Corcoran

    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

    Overview

    South Barrington Office Sublease Opportunity

    This is an office sublease opportunity featuring 800 square feet of space. The suite, located in the South Barrington Office Centre, includes a reception/bullpen area, a private washroom, and one private office. The property is located minutes away from Ascension Saint Alexius Medical Center in Hoffman Estates, 18 miles from O'Hare, and 34 miles from the Chicago Loop. Access to The Jane Addams Expy (I 90), which provides access to the city and Northwest Suburbs, is easily accessible via Barrington Road. Multiple dining establishments are located nearby.
    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
    -88.1698
    Latitude
    42.0682

    Nearby Similar for Lease

    • Contact for pricing

      Office Space in South Barrington

      Office unit available for rent in South Barrington, Illinois.
      3 Executive Court unit: 2, South Barrington, IL 60010
      View Details
    • Contact for pricing

      South Barrington Retail Space Available

      Open-air lifestyle center with shopping, dining, and entertainment options.
      100 W Higgins Rd, South Barrington, IL
      View Details
    • $12/mo

      South Barrington Office Sublease Opportunity

      Prime office space available for sublease in South Barrington.
      33 W Higgins Road 1010, South Barrington, IL 60010
      View Details

    FAQs

    What type of property is this?
    Office units - Prime office space available for sublease at below market rate.
    Where is this office units located?
    The property is located at 33 W Higgins Road #1010 South Barrington, IL.
    What is the lease rate?
    The lease rate is $11 SF/Yr.
    What are key features of this property?
    This property features: Below market rate sublease opportunity.; Prime office space in South Barrington Office Centre.; Includes reception/bullpen area, **private washroom, and private office.**
    (815) 459-1855
    We can help!
    Listing Contact
    PHIL GRANT
    PHIL GRANT
    Learn More
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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.

    More about this property
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