Four-Unit Office
For Sale
$2,100,000
3949 75th St, Aurora, IL 60504
Office property offering flexible whole-building or individual-unit acquisition options.
Property Size6,400 SF
Price / SF$328.13
Days on Market287
Property Features for 3949 75th St
General Information
Standard status
Active
Size
6,400 SF
Property subtype
Commercial
Additional Details
Office Units
4
Building Details
Year Built
2009
Buildings
1
Listing Agency:
Circle One Realty
Listed By:
Ryan Cherney (630) 862-5181 · License #471019427
(630) 862-5181
Source:
Searchillinoishomesforsale
Added: Nov 29, 2025
Changed: Sep 11
Last Checked: Sep 11 at 11:06AM
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 Circle One Realty
Investment Insights
Based on property information with market context.
This office property contains four separately identified units within a building constructed in 2009. Unit 101 measures 1,300 square feet, Unit 103 offers 952 square feet, and Units 105 and 107 each contain 1,049 square feet.
The property may be acquired as a complete building or on an individual-unit basis, providing multiple purchase configurations for office users or buyers seeking selected suites. It is located at 3949 75th St in Aurora, Illinois 60504.
The property may be acquired as a complete building or on an individual-unit basis, providing multiple purchase configurations for office users or buyers seeking selected suites. It is located at 3949 75th St in Aurora, Illinois 60504.
Key Highlights
- Four office units within a building constructed in 2009
- Unit 101: 1,300 Sq.Ft
- Unit 103: 952 Sq. Ft
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
$94,464
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
4.50%
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%
$1,889,280
$1.9M
Cap Rate 7%
$1,349,486
$1.3M
Cap Rate 9%
$1,049,600
$1.0M
Market Conditions
NOI Build-Up for 6,400 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
$153.6K $24.00/SF
− Vacancy
−$27.6K −$4.32/SF
EGI
$126.0K $19.68/SF
− OpEx
−$31.5K −$4.92/SF
NOI
$94.5K $14.76/SF
Area
Aurora, IL
Vacancy
18.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,889,280
Cap Rate 7%
$1,349,486
Cap Rate 9%
$1,049,600
Alternative Uses
Best Use
Office B
$1.35M
$1.18M – $1.57M
NOI $94,464 @ 7.0% cap · market cap 4.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.83M
$1.60M – $2.14M
NOI $128,256 @ 7.0% cap · market cap 6.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Office units
Location Intelligence
Trade Area within ½ mile
774
Businesses Nearby
Explore this area
Business Placement
Demographics for 60504, IL
38,901
Population
15,029
Households
2.6
Avg Household Size
35
Median Age
49%
College-Educated
91%
High-School Grad
8.8 sq mi
ZIP Area
4,421
Density / Sq Mi
$98,249
Median Household Income
$48,678
Median Earnings
$1,861
Median Rent
$272,800
Median Home Value
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Market
Vacancy Rate% for Office in Midwest region
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Frequently Asked Questions
What type of property is this?
Office units - Office property offering flexible whole-building or individual-unit acquisition options.
Where is this office units located?
The property is located at 3949 75th St Aurora, IL.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: Four office units within a building constructed in 2009; Unit 101: 1,300 Sq.Ft; Unit 103: 952 Sq. Ft
