Duplex with Separate Utility
New
For Sale
$400,000
409 Barron Street, Bensenville, IL 60106
Two distinct apartments provide a three-bedroom lower unit and a two-bedroom upper unit.
Property Size2,134 SF
Price / SF$187.44
Days on Market4
Property Features for 409 Barron Street
General Information
Standard status
Active
Size
2,134 SF
Total Parking Spaces
5
Property subtype
MULTI_FAMILY
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
1 x 3BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$9,828
Amenities
separate electric and gas meters
central air conditioning
stainless steel appliances
garage
double-paned windows
storm doors
upgraded electrical panels
Building Details
Year Built
1940
Buildings
1
Stories
2
Listing Agency:
Listing Leaders Northwest
Listed By:
Nick Oosting · License #475178844
(630) 284-9624
Source:
Dawnmckennagroup
Added: Sep 29
Changed: Oct 1
Last Checked: Oct 1 at 2:32PM
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 Listing Leaders Northwest
Investment Insights
Based on property information with market context.
This 2,134-square-foot duplex, built in 1940, contains two apartments with separate electric and gas meters. The first-floor residence has three bedrooms and one bathroom; the second-floor residence has two bedrooms and one bathroom. Both units feature updated kitchens and bathrooms, granite countertops, stainless steel appliances, and new flooring. Building improvements include a new roof, gutters, downspouts, central air conditioning units, storm doors, and double-pane windows with aluminum cladding. Electrical panels have also been upgraded, and the interior has been repainted.
Set toward the rear of the lot, the property includes a one-car garage, two driveways, and parking for five cars. The property is in Bensenville, near Metra service, highways, and White Pines Golf Club. The building is offered as-is.
Set toward the rear of the lot, the property includes a one-car garage, two driveways, and parking for five cars. The property is in Bensenville, near Metra service, highways, and White Pines Golf Club. The building is offered as-is.
Key Highlights
- Two apartments with a combined 5 bedrooms and 2 bathrooms
- 2,134 square feet; built in 1940
- Separate electric and gas meters for each unit
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
$27,691
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
6.92%
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%
$553,820
$553.8K
Cap Rate 7%
$395,586
$395.6K
Cap Rate 9%
$307,678
$307.7K
Market Conditions
NOI Build-Up for 2,134 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
$42.8K $20.04/SF
− Vacancy
−$3.2K −$1.50/SF
EGI
$39.6K $18.54/SF
− OpEx
−$11.9K −$5.56/SF
NOI
$27.7K $12.98/SF
Area
DuPage County, IL
Vacancy
7.50%
Lease Rate
$20.04 /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%
$553,820
Cap Rate 7%
$395,586
Cap Rate 9%
$307,678
Alternative Uses
Best Use
Multifamily LT 5
$395.6K
$346.1K – $461.5K
NOI $27,691 @ 7.0% cap · market cap 6.92%
Second Best
Apartment 5plus
$353.7K
$309.5K – $412.6K
NOI $24,756 @ 7.0% cap · market cap 6.19%
Theoretical Best
Office A
$736.8K
$644.7K – $859.6K
NOI $51,574 @ 7.0% cap · market cap 12.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
432
Businesses Nearby
Explore this area
Business Placement
Demographics for 60106, IL
20,562
Population
7,704
Households
2.7
Avg Household Size
38
Median Age
21%
College-Educated
81%
High-School Grad
9.3 sq mi
ZIP Area
2,211
Density / Sq Mi
$78,027
Median Household Income
$43,352
Median Earnings
$1,379
Median Rent
$265,600
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Duplex - Two distinct apartments provide a three-bedroom lower unit and a two-bedroom upper unit.
Where is this duplex located?
The property is located at 409 Barron Street Bensenville, IL.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Two apartments with a combined 5 bedrooms and 2 bathrooms; 2,134 square feet; built in 1940; Separate electric and gas meters for each unit
