Versatile Commercial Building in
For Sale
$899,999
3445 N Pulaski Rd, Chicago, IL 60641
Two-unit commercial building with condo and income potential.
Property Size8,605 SF
Price / SF$104.59
Days on Market400
Property Features for 3445 N Pulaski Rd
General Information
Standard status
Active
Size
8,605 SF
Property subtype
Business Opportunity
Listing Agency:
Gold & Azen Realty
Listed By:
Sergei Poltinnikov
(847) 419-0007
Source:
Bktchicago
Added: Sep 1, 2025
Changed: Sep 20
Last Checked: Oct 4 at 10:49AM
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 Gold & Azen Realty
Investment Insights
Based on property information with market context.
This commercial building is located in a busy district of Chicago. The property consists of two commercial units and a 3-bedroom condo on the second floor. The real estate provides approximately 9,000 square feet of space, suitable for various uses such as an auto shop, indoor rental parking, a dealership, a shipping warehouse for e-commerce, or retail showroom space. Currently, the property generates steady rental income for the next 5 years. It is suitable for real estate investors or developers, with the potential to construct a new 5-story residential condo building. The property includes ample storage space on the main level and in the basement, suitable for storing inventory and equipment. Both commercial condos feature drive-through doors, facilitating access and maneuverability for large vehicles and machinery, and storage space for up to 42 vehicles. The current owner offers training support to new business owners looking to establish an automotive business in this high-demand Chicago location.
Key Highlights
- Steady rental income from the 3‑unit commercial property for the next 5 years.
- High‑demand Chicago location suitable for various businesses.
- Potential for development of a new 5‑story residential condo building.
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
$53,962
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
6.00%
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%
$1,079,240
$1.1M
Cap Rate 7%
$770,886
$770.9K
Cap Rate 9%
$599,578
$599.6K
Market Conditions
NOI Build-Up for 8,605 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
$81.1K $9.43/SF
− Vacancy
−$4.1K −$0.47/SF
EGI
$77.1K $8.96/SF
− OpEx
−$23.1K −$2.69/SF
NOI
$54.0K $6.27/SF
Area
Chicago, IL
Vacancy
5.00%
Lease Rate
$9.43 /SF/Yr
Expense Ratio
30.00%
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%
$1,079,240
Cap Rate 7%
$770,886
Cap Rate 9%
$599,578
Alternative Uses
Best Use
Retail
$1.70M
$1.49M – $1.98M
NOI $119,048 @ 7.0% cap · market cap 13.23%
Second Best
Industrial
$770.9K
$674.5K – $899.4K
NOI $53,962 @ 7.0% cap · market cap 6.00%
Theoretical Best
Office A
$4.06M
$3.55M – $4.73M
NOI $284,006 @ 7.0% cap · market cap 31.56%
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
1,366
Businesses Nearby
94k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 53%
Shops & Services 47%
Wendy's
Dining
16,305 visits/mo
0.4 miles
Taco Bell
Dining
11,432 visits/mo
0.4 miles
Shell
Shops & Services
11,154 visits/mo
0.4 miles
Shell
Shops & Services
10,201 visits/mo
0.4 miles
Burger King
Dining
9,506 visits/mo
0.4 miles
Demographics for 60641, IL
69,354
Population
27,377
Households
2.5
Avg Household Size
37
Median Age
36%
College-Educated
85%
High-School Grad
4.0 sq mi
ZIP Area
17,339
Density / Sq Mi
$81,649
Median Household Income
$46,376
Median Earnings
$1,249
Median Rent
$373,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Chicago, IL
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- S & D Automotive — 2911 N Pulaski Rd, Chicago, IL 60641
- Oil Express — 3044 N Pulaski Rd, Chicago, IL 60641
- Valvoline Instant Oil Change — 3044 N Pulaski Rd, Chicago, IL 60641
- Gug Auto Service — N Hamlin Ave, Chicago, IL 60618
- John's Towing Inc — 2978 n lawndale ave, chicago, il 60618
Frequently Asked Questions
What type of property is this?
Auto shop - Two-unit commercial building with condo and income potential.
Where is this auto shop located?
The property is located at 3445 N Pulaski Rd Chicago, IL.
What is the asking price?
The asking price for this property is $899,999.
What are key features of this property?
This property features: Steady rental income from the 3‑unit commercial property for the next 5 years.; High‑demand Chicago location suitable for various businesses.; Potential for development of a new 5‑story residential condo building.
