12-Unit Office
For Sale
$1,999,900
402 W Boughton Rd, Bolingbrook, IL 60440
Two ranch-style office buildings offer separate suites with private entrances, restrooms, utilities, and dedicated climate control.
Property Size14,560 SF
Lot Size1.80 Acres
Price / SF$137.36
Days on Market19
Property Features for 402 W Boughton Rd
General Information
Standard status
Active
Size
14,560 SF
Net Rentable
12,400 SF
Lot size
1.80 Acres
Additional Details
Office Units
12
Amenities
separate entrances
gas forced heating
central air
private restrooms
Building Details
Year Built
1974
Buildings
2
Building Size
14,560 SF
Construction
brick and cedar
Tenancy
Multi
Listing Agency:
RE/MAX Professionals
(630) 679-5417
Listed By:
Edward Lukasik, Michell Lukasik · License #471020258
Source:
Liveliferealty
Added: Aug 12
Changed: Aug 29
Last Checked: Aug 25 at 5:02AM
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 RE/MAX Professionals
Investment Insights
Based on property information with market context.
This office complex includes two ranch-style buildings constructed in 1974, with 12 units providing 12,400 rentable square feet and 14,560 total building square footage. The brick-and-cedar improvements feature separate entrances, private restrooms, individual utilities, gas-forced heating, and central air. Building 2 includes an unfinished basement suitable for storage, while the property also provides an expansive parking area.
The property is positioned along Boughton Road in Bolingbrook, where traffic exceeds 30,000 vehicles per day. Zoning is identified as OFFIC. The configuration supports a multi-suite office operation, business headquarters, or owner-user occupancy based on the existing unit layout and building features.
The property is positioned along Boughton Road in Bolingbrook, where traffic exceeds 30,000 vehicles per day. Zoning is identified as OFFIC. The configuration supports a multi-suite office operation, business headquarters, or owner-user occupancy based on the existing unit layout and building features.
Key Highlights
- Two office buildings with 12 units and 12,400 rentable SF
- 14,560 total building SF on a 1.8‑acre lot
- Boughton Road corridor with traffic exceeding 30,000 vehicles per day
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
$174,912
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
8.75%
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%
$3,498,240
$3.5M
Cap Rate 7%
$2,498,743
$2.5M
Cap Rate 9%
$1,943,467
$1.9M
Market Conditions
NOI Build-Up for 14,560 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
$328.5K $22.56/SF
− Vacancy
−$95.3K −$6.54/SF
EGI
$233.2K $16.02/SF
− OpEx
−$58.3K −$4.00/SF
NOI
$174.9K $12.01/SF
Area
Will County, IL
Vacancy
29.00%
Lease Rate
$22.56 /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%
$3,498,240
Cap Rate 7%
$2,498,743
Cap Rate 9%
$1,943,467
Alternative Uses
Best Use
Office B
$2.50M
$2.19M – $2.92M
NOI $174,912 @ 7.0% cap · market cap 8.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.30M
$2.89M – $3.85M
NOI $231,155 @ 7.0% cap · market cap 11.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
650
Businesses Nearby
Explore this area
Business Placement
Demographics for 60440, IL
52,031
Population
17,750
Households
2.9
Avg Household Size
37
Median Age
31%
College-Educated
87%
High-School Grad
15.1 sq mi
ZIP Area
3,446
Density / Sq Mi
$95,120
Median Household Income
$45,021
Median Earnings
$1,648
Median Rent
$262,100
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Two ranch-style office buildings offer separate suites with private entrances, restrooms, utilities, and dedicated climate control.
Where is this office building located?
The property is located at 402 W Boughton Rd Bolingbrook, IL.
What is the asking price?
The asking price for this property is $1,999,900.
What are key features of this property?
This property features: Two office buildings with 12 units and 12,400 rentable SF; 14,560 total building SF on a 1.8‑acre lot; Boughton Road corridor with traffic exceeding 30,000 vehicles per day
