Freestanding Warehouse with
New
For Sale
$1,225,000
345 Production Drive, South Elgin, IL 60177
Commercial Sale, South Elgin, IL
Property Size10,210 SF
Lot Size0.63 Acres
Price / SF$119.98
Days on Market4
Property Features for 345 Production Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
MANUF
Directions
Route 31 to Bowes Road, West to Schneider Dr., S. to Production.
Subdivision
South Elgin
Standard status
Active
APN
0626154005
Lot size
0.63 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
26592
Building Details
Year built
1997
Floors in Building
1
Number of units
1
Building materials
Brick, Steel Siding
Listing Agency:
RE/MAX Horizon · RE/MAX International
(847) 931-7500
Listed By:
Ben Henrikson · License #475091643
(630) 215-6600
Added: Aug 25
Changed: Aug 27
Last Checked: Aug 28 at 3:06AM
MLS# 12740884
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 freestanding warehouse property provides 10,210 square feet of industrial space with 20-foot clear-span ceilings, a loading dock, and a 14-foot overhead door. Four overhead furnaces support the warehouse, which also includes restroom facilities and mezzanine storage. The building was constructed in 1997 with brick and steel siding.
An approximately 1,350-square-foot office area includes reception space, two private offices, a conference room, and two additional restrooms. The 0.63-acre site has a maintained parking area with 14 spaces, including two accessible spaces. Electrical service is 240V/400 AMP, and the property is zoned MANUF in South Elgin, Illinois.
An approximately 1,350-square-foot office area includes reception space, two private offices, a conference room, and two additional restrooms. The 0.63-acre site has a maintained parking area with 14 spaces, including two accessible spaces. Electrical service is 240V/400 AMP, and the property is zoned MANUF in South Elgin, Illinois.
Key Highlights
- 10210 SF warehouse with 20' clear‑span ceilings
- 14' OH door and loading dock
- Approximately 1350 SF of office space with reception, 2 offices, conference room, and 2 baths
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
$67,476
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
5.51%
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%
$1,349,520
$1.3M
Cap Rate 7%
$963,943
$963.9K
Cap Rate 9%
$749,733
$749.7K
Market Conditions
NOI Build-Up for 10,210 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
$109.0K $10.68/SF
− Vacancy
−$5.2K −$0.51/SF
EGI
$103.8K $10.17/SF
− OpEx
−$36.3K −$3.56/SF
NOI
$67.5K $6.61/SF
Area
Kane County, IL
Vacancy
4.80%
Lease Rate
$10.68 /SF/Yr
Expense Ratio
35.00%
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%
$1,349,520
Cap Rate 7%
$963,943
Cap Rate 9%
$749,733
Alternative Uses
Best Use
Flex RnD
$963.9K
$843.5K – $1.12M
NOI $67,476 @ 7.0% cap · market cap 5.51%
Second Best
Warehouse
$762.4K
$667.1K – $889.5K
NOI $53,369 @ 7.0% cap · market cap 4.36%
Theoretical Best
Office A
$3.53M
$3.08M – $4.11M
NOI $246,753 @ 7.0% cap · market cap 20.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20 ft
Clear height
1
Dock-high doors
Location Intelligence
Trade Area within ½ mile
432
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 60177, IL
24,361
Population
8,700
Households
2.8
Avg Household Size
37
Median Age
38%
College-Educated
91%
High-School Grad
8.9 sq mi
ZIP Area
2,737
Density / Sq Mi
$123,700
Median Household Income
$59,266
Median Earnings
$1,612
Median Rent
$296,200
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Berna Moving & Storage Inc. — 504 Sundown Rd, South Elgin, IL 60177
- Trojan Storage of South Elgin — 300 Sundown Rd, South Elgin, IL 60177
- U-Pack — 825 Commerce Dr, South Elgin, IL 60177
- Titan Self Storage — 939 S McLean Blvd, Elgin, IL 60123
Frequently Asked Questions
What type of property is this?
Warehouse - Manufacturing-zoned facility combines clear-span operations space with dedicated offices, loading access, and on-site parking.
Where is this warehouse located?
The property is located at 345 Production Drive South Elgin, IL.
What is the asking price?
The asking price for this property is $1,225,000.
What are key features of this property?
This property features: 10210 SF warehouse with 20' clear‑span ceilings; 14' OH door and loading dock; Approximately 1350 SF of office space with reception, 2 offices, conference room, and 2 baths
