AmeriGas Production Facilities
For Sale
Contact for pricing
4158 Division Street, Hillside, IL 60162
Three AmeriGas production facilities are offered for sale under 5-year NNN leases with scheduled 2% annual increases.
Property Size17,834 SF
Price / SF$128.57
Days on Market142
Property Features for 4158 Division Street
General Information
Standard status
Active
Size
17,834 SF
Property subtype
Industrial
Occupancy
100%
Lease Type
NNN
Investment Type
Net Lease
Net Operating Income
$160,512
Building Details
Year Built
1972
Tenancy
Single
Listing Agency:
Matthews
(312) 327-5422
Listed By:
Alexander Harrold · License #CA 02009656
Source:
Crexi
Added: Apr 10
Changed: Aug 26
Last Checked: Aug 28 at 5:18PM
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 Matthews
Investment Insights
Based on property information with market context.
This sale offers a portfolio of three AmeriGas production facilities located in Northern Illinois and Southern Wisconsin. The properties are operated under 5-year NNN leases executed in 2018, with 2% annual increases.
The tenant has long historical occupancy at these locations, and AmeriGas is described as a stable, long-term market participant. The offering is positioned as requiring minimal landlord responsibilities given the operating structure and existing tenancy.
Please note that specific building features and dimensions are not provided in the available materials.
The tenant has long historical occupancy at these locations, and AmeriGas is described as a stable, long-term market participant. The offering is positioned as requiring minimal landlord responsibilities given the operating structure and existing tenancy.
Please note that specific building features and dimensions are not provided in the available materials.
Key Highlights
- Portfolio of three AmeriGas production facilities offered for sale
- Backed by 5‑year NNN leases signed in 2018 with AmeriGas
- Leases include scheduled 2% annual increases
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
$76,769
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
3.35%
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%
$1,535,380
$1.5M
Cap Rate 7%
$1,096,700
$1.1M
Cap Rate 9%
$852,989
$853.0K
Market Conditions
NOI Build-Up for 17,834 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
$115.6K $6.48/SF
− Vacancy
−$5.9K −$0.33/SF
EGI
$109.7K $6.15/SF
− OpEx
−$32.9K −$1.84/SF
NOI
$76.8K $4.30/SF
Area
Cook County, IL
Vacancy
5.10%
Lease Rate
$6.48 /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%
$1,535,380
Cap Rate 7%
$1,096,700
Cap Rate 9%
$852,989
Alternative Uses
Best Use
Industrial
$1.10M
$959.6K – $1.28M
NOI $76,769 @ 7.0% cap · market cap 3.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.16M
$5.39M – $7.18M
NOI $431,009 @ 7.0% cap · market cap 18.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
758
Businesses Nearby
Explore this area
Business Placement
Demographics for 60162, IL
8,337
Population
3,097
Households
2.7
Avg Household Size
41
Median Age
27%
College-Educated
81%
High-School Grad
3.2 sq mi
ZIP Area
2,605
Density / Sq Mi
$70,772
Median Household Income
$42,614
Median Earnings
$1,265
Median Rent
$233,800
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Three AmeriGas production facilities are offered for sale under 5-year NNN leases with scheduled 2% annual increases.
Where is this manufacturing property located?
The property is located at 4158 Division Street Hillside, IL.
What is the asking price?
The asking price for this property is $2,293,000.
What are key features of this property?
This property features: Portfolio of three AmeriGas production facilities offered for sale; Backed by 5‑year NNN leases signed in 2018 with AmeriGas; Leases include scheduled 2% annual increases
