Freestanding Pediatric Rehabilitation
For Sale
Contact for pricing
411 East Geneva Road, Carol Stream, IL 60188
Renovated healthcare facility occupied under a long-term Double-Net lease with annual escalations.
Property Size7,500 SF
Lot Size1.27 Acres
Price / SF$226.40
Days on Market14
Property Features for 411 East Geneva Road
General Information
Standard status
Active
Size
7,500 SF
Total Parking Spaces
60
Lot size
1.27 Acres
Property subtype
Retail
Occupancy
100%
Lease Type
NN
Investment Type
Net Lease
Net Operating Income
$129,891
Additional Details
Road Access
Yes
Building Details
Year Built
1990
Year Renovated
2021
Buildings
1
Stories
1
Tenancy
Single
Listing Agency:
Lee & Associates San Diego - Carlsbad
(760) 519-0240
Listed By:
Drew Olson · License #CA 02049653
Source:
Crexi
Added: Aug 17
Changed: Aug 30
Last Checked: Aug 30 at 1:34AM
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 Lee & Associates San Diego - Carlsbad
Investment Insights
Based on property information with market context.
The offering comprises a freestanding 7,500-square-foot pediatric therapy facility on approximately 1.27 acres in Carol Stream, Illinois. Originally built in 1990, the property was renovated in 2021 for specialized healthcare operations and provides 60 parking spaces. Westside Children’s Therapy occupies the building under a Double-Net lease, with the tenant handling HVAC, taxes, insurance, and CAMs while the landlord retains responsibility for the roof, structure, and parking lot.
The lease’s primary term runs through December 27, 2032, and includes two additional five-year renewal options along with 2% annual rent increases. The property fronts Geneva Road, which records approximately 20,800 vehicles per day, near the Geneva Road and Schmale Road retail corridor. Nearby commercial activity includes Geneva Crossing, an approximately 80,000-square-foot retail center, and retailers and service providers such as The Home Depot, Starbucks, Walgreens, Jewel-Osco, PNC Bank, U.S. Bank, and 7-Eleven. Downtown Chicago is approximately 33 miles away.
The lease’s primary term runs through December 27, 2032, and includes two additional five-year renewal options along with 2% annual rent increases. The property fronts Geneva Road, which records approximately 20,800 vehicles per day, near the Geneva Road and Schmale Road retail corridor. Nearby commercial activity includes Geneva Crossing, an approximately 80,000-square-foot retail center, and retailers and service providers such as The Home Depot, Starbucks, Walgreens, Jewel-Osco, PNC Bank, U.S. Bank, and 7-Eleven. Downtown Chicago is approximately 33 miles away.
Key Highlights
- 7,500‑square‑foot healthcare facility on approximately 1.27 acres
- Renovated in 2021 for specialized pediatric therapy use
- 60 parking spaces serving the freestanding facility
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
$99,360
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
5.85%
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%
$1,987,200
$2.0M
Cap Rate 7%
$1,419,429
$1.4M
Cap Rate 9%
$1,104,000
$1.1M
Market Conditions
NOI Build-Up for 7,500 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
$180.0K $24.00/SF
− Vacancy
−$14.4K −$1.92/SF
EGI
$165.6K $22.08/SF
− OpEx
−$66.2K −$8.83/SF
NOI
$99.4K $13.25/SF
Area
DuPage County, IL
Vacancy
8.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
40.00%
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%
$1,987,200
Cap Rate 7%
$1,419,429
Cap Rate 9%
$1,104,000
Alternative Uses
Best Use
Healthcare Medical
$1.42M
$1.24M – $1.66M
NOI $99,360 @ 7.0% cap · market cap 5.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.59M
$2.27M – $3.02M
NOI $181,259 @ 7.0% cap · market cap 10.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,120
Businesses Nearby
Explore this area
Business Placement
Demographics for 60188, IL
43,053
Population
15,710
Households
2.7
Avg Household Size
39
Median Age
44%
College-Educated
90%
High-School Grad
10.1 sq mi
ZIP Area
4,263
Density / Sq Mi
$107,560
Median Household Income
$47,343
Median Earnings
$1,465
Median Rent
$311,600
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Rehabilitation center - Renovated healthcare facility occupied under a long-term Double-Net lease with annual escalations.
Where is this rehabilitation center located?
The property is located at 411 East Geneva Road Carol Stream, IL.
What is the asking price?
The asking price for this property is $1,698,000.
What are key features of this property?
This property features: 7,500‑square‑foot healthcare facility on approximately 1.27 acres; Renovated in 2021 for specialized pediatric therapy use; 60 parking spaces serving the freestanding facility
