Downtown Storefront Retail
For Sale
$99,900
3908 Main Street, McHenry, IL 60050
COMMERCIAL - McHenry, IL
Property Size560 SF
Lot Size0.02 Acres
Price / SF$178.39
Days on Market177
Property Features for 3908 Main Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
COMMR
Directions
31 to Main St, W to #
Subdivision
Holiday Hills / Johnsburg / McHenry / Lakemoor / McCullom Lake / Sunnyside / Ringwood
Standard status
Active
APN
0926354035
Lot size
0.02 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
2127
Utilities
Cooling system
Central Air
Building Details
Year built
1935
Floors in Building
1
Number of units
1
Building materials
Wood
Listing Agency:
Dream Real Estate, Inc.
(815) 331-9520
Listed By:
Caroline Touhy · License #471000585
(815) 331-9520
Added: Feb 12
Changed: Aug 4
Last Checked: Aug 8 at 1:06PM
MLS# 12563181
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 560-square-foot storefront property at 3908 Main Street provides a compact commercial footprint in downtown McHenry. The building dates to 1935, features wood construction and central air, and is being offered in its existing condition with updates needed. Zoning is identified as COMMR.
The property includes two deeded parking spaces, along with additional street parking. Its Main Street setting places the space within McHenry’s established downtown business district and surrounding commercial environment. The small-format layout may suit an owner-user seeking a dedicated storefront location, subject to the buyer’s intended use and any applicable approvals.
The property includes two deeded parking spaces, along with additional street parking. Its Main Street setting places the space within McHenry’s established downtown business district and surrounding commercial environment. The small-format layout may suit an owner-user seeking a dedicated storefront location, subject to the buyer’s intended use and any applicable approvals.
Key Highlights
- 560‑square‑foot downtown storefront at 3908 Main Street
- Two deeded parking spaces included
- Additional street parking available
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
$5,404
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
5.41%
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%
$108,080
$108.1K
Cap Rate 7%
$77,200
$77.2K
Cap Rate 9%
$60,044
$60.0K
Market Conditions
NOI Build-Up for 560 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
$8.4K $15.00/SF
− Vacancy
−$680 −$1.22/SF
EGI
$7.7K $13.79/SF
− OpEx
−$2.3K −$4.14/SF
NOI
$5.4K $9.65/SF
Area
McHenry County, IL
Vacancy
8.10%
Lease Rate
$15.00 /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%
$108,080
Cap Rate 7%
$77,200
Cap Rate 9%
$60,044
Alternative Uses
Best Use
Retail
$77.2K
$67.6K – $90.1K
NOI $5,404 @ 7.0% cap · market cap 5.41%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$193.3K
$169.2K – $225.6K
NOI $13,534 @ 7.0% cap · market cap 13.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
854
Businesses Nearby
33k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 67%
Shops & Services 21%
Home Improvements & Furnishings 8%
Beauty & Spa 4%
Taco Bell
Dining
16,007 visits/mo
0.4 miles
Wingstop
Dining
3,887 visits/mo
0.5 miles
Old National Bank
Shops & Services
3,537 visits/mo
0.3 miles
Advance Auto Parts
Shops & Services
2,288 visits/mo
0.3 miles
Sherwin-Williams Paint Store
Home Improvements & Furnishings
1,784 visits/mo
0.1 miles
Demographics for 60050, IL
31,854
Population
13,399
Households
2.4
Avg Household Size
42
Median Age
25%
College-Educated
91%
High-School Grad
26.4 sq mi
ZIP Area
1,207
Density / Sq Mi
$86,315
Median Household Income
$48,953
Median Earnings
$1,522
Median Rent
$244,500
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Compact commercial storefront in McHenry’s downtown business district with deeded parking and central air.
Where is this storefront property located?
The property is located at 3908 Main Street McHenry, IL.
What is the asking price?
The asking price for this property is $99,900.
What are key features of this property?
This property features: 560‑square‑foot downtown storefront at 3908 Main Street; Two deeded parking spaces included; Additional street parking available
