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    Non-Climate-Controlled Mini Storage Facility Title is generated by Realmo AI

    4015 Roberts Road, Island Lake, IL 60042

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    Operating storage facility with 258 units and strong occupancy, plus excess Route 176 frontage for signage and growth.

    Type:Self Storage
    Property size:
    32,800 SF
    Lot size:
    5.39 Acres
    Price / SF:
    $110/SF
    Added:
    May 28, 2026
    Days on Market:
    10
    Last Refresh:
    Jun 6 at 4:47 am

    Property Features for 4015 Roberts Road

    General Information

    Standard status
    Active
    Size
    32,800 SF
    Lot size
    5.39 Acres
    Property subtype
    Self Storage

    Building Details

    Year Built
    1996

    We can help!

    Listing Contact
    Meir Perlmuter

    Listing agent Meir Perlmuter License #BK3443325

    Listing office Grandstone Investment Sales

    Listing date May 28, 2026

    Source Crexi

    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 Grandstone Investment Sales

    HighLights

    • 258 non‑climate‑controlled storage units totaling 32,800 net rentable SF
    • Operating at 93.75% physical occupancy and 87.31% economic occupancy
    • Located on approximately 5.39 acres
    • Excess frontage along Route 176 for potential improved signage and future expansion
    • Island Lake, Illinois self‑storage investment built in 1996

    Overview

    Roberts Road Mini Storage is a self-storage facility offered for sale featuring 258 non-climate-controlled storage units totaling 32,800 net rentable square feet. The property is situated on approximately 5.39 acres and is currently operating at 93.75% physical occupancy and 87.31% economic occupancy. The site also has excess frontage along Route 176.

    The facility is located at 4015 Roberts Road in Island Lake, Illinois. Grandstone Investment Sales notes that there are no competing self-storage facilities within a one-mile radius. The Route 176 frontage provides an opportunity for improved signage and potential future expansion on the site.

    For investors and operators, the property presents a value-add framework built around in-place occupancy and operational improvements. The offering highlights rental rate optimization, potential implementation of ancillary income, and the use of professional management. With the additional signage opportunity tied to Route 176 frontage and future expansion potential on site, the facility is positioned for continued performance within its current operating base.

    Local Financial Insights For Self Storage

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $433.0k $13.20
    − Vacancy −$26.0k −$0.79
    EGI $407.0k $12.41
    − OpEx −$122.1k −$3.72
    NOI $284.9k $8.69
    32,800 SF · lease $13.20/SF/yr · vacancy 6.00% · expense 30.00%

    Alternative Uses

    Best Use
    Self Storage
    $4.07M
    $3.56M – $4.75M (±1% cap)
    NOI $284,888 @ 7.0% cap · market cap 7.86%
    Second Best
    Industrial
    $2.02M
    $1.76M – $2.35M (±1% cap)
    NOI $141,193 @ 7.0% cap · market cap 3.89%
    Theoretical Best
    Office A
    $11.32M
    $9.91M – $13.21M (±1% cap)
    NOI $792,704 @ 7.0% cap · market cap 21.87%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Haze Alternatives (Bike/Boat/Book/etc) Store Station1Eleven LLC (Bike/Boat/Book/etc) Store Turf Techs Inc. Landscaping HAZE VAPOR (Bike/Boat/Book/etc) Store Universal Feelings Boutique (Bike/Boat/Book/etc) Store

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Island Lake
    County
    Lake
    State
    Illinois
    Longitude
    -88.1988935
    Latitude
    42.2712374

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    FAQs

    What type of property is this?
    Self storage facility - Operating storage facility with 258 units and strong occupancy, plus excess Route 176 frontage for signage and growth.
    Where is this self storage facility located?
    The property is located at 4015 Roberts Road Island Lake, IL.
    What is the asking price?
    The asking price for this property is $3,625,000.
    What are key features of this property?
    This property features: 258 non‑climate‑controlled storage units totaling 32,800 net rentable SF; Operating at 93.75% physical occupancy and 87.31% economic occupancy; Located on approximately 5.39 acres
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Meir Perlmuter
    Real Estate License ID: BK3443325
    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.

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