Industrial Warehouse with Contractor
For Sale
$795,000
4190 W 123rd Street, Alsip, IL 60803
7,190 SF warehouse with heavy-duty parking and secured fencing.
Property Size7,190 SF
Days on Market276
Property Features for 4190 W 123rd Street
General Information
Standard status
Active
Size
7,190 SF
Property subtype
Industrial
Building Details
Building Size
7,190 SF
Year Built
1952
Listing Agency:
Cawley Chicago
(773) 307-5401
Listed By:
David Conroy · License #IL 475157955
(773) 307-5401
Source:
Cawleycre
Added: Nov 25, 2025
Changed: Aug 26
Last Checked: Aug 26 at 2:43PM
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 Cawley Chicago
Investment Insights
Based on property information with market context.
An industrial warehouse totaling approximately 7,190 square feet is available for sale or lease. Situated on approximately 0.71 acres, the property includes a warehouse/shop area of approximately 6,290 square feet (74’x85’) and an office space of approximately 900 square feet. The warehouse features three drive-in doors, each measuring 14 feet in height and 12 feet in width, with a clear height of 16 feet. The property is suitable for a contractor yard, featuring a heavy-duty concrete parking lot and secured fencing. A special use permit is in place for fleet maintenance repairs. Located one mile from the I-294 interchange at 127th Street, the property is being sold as-is and is subject to improvements required by the village to meet code requirements.
Key Highlights
- Ideal contractor yard with heavy‑duty concrete parking lot and secure fencing.
- Excellent location: just 1 mile to I‑294 interchange.
- Special use permit for fleet maintenance repairs.
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
$54,462
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
6.85%
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%
$1,089,240
$1.1M
Cap Rate 7%
$778,029
$778.0K
Cap Rate 9%
$605,133
$605.1K
Market Conditions
NOI Build-Up for 7,190 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
$67.8K $9.43/SF
− Vacancy
−$3.7K −$0.52/SF
EGI
$64.1K $8.91/SF
− OpEx
−$9.6K −$1.34/SF
NOI
$54.5K $7.57/SF
Area
Chicago, IL
Vacancy
5.50%
Lease Rate
$9.43 /SF/Yr
Expense Ratio
15.00%
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%
$1,089,240
Cap Rate 7%
$778,029
Cap Rate 9%
$605,133
Alternative Uses
Best Use
Warehouse
$778.0K
$680.8K – $907.7K
NOI $54,462 @ 7.0% cap · market cap 6.85%
Second Best
Industrial
$644.1K
$563.6K – $751.5K
NOI $45,088 @ 7.0% cap · market cap 5.67%
Theoretical Best
Office A
$3.39M
$2.97M – $3.96M
NOI $237,305 @ 7.0% cap · market cap 29.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
539
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 60803, IL
22,189
Population
9,563
Households
2.3
Avg Household Size
40
Median Age
21%
College-Educated
88%
High-School Grad
7.8 sq mi
ZIP Area
2,845
Density / Sq Mi
$66,555
Median Household Income
$42,245
Median Earnings
$1,113
Median Rent
$200,600
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Similar Off Market Nearby
- Public Storage — 12730 S Pulaski Rd, Alsip, IL 60803
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- Self-Storage at U-Haul — 11855 S Cicero Ave, Alsip, IL 60803
- Reliant Self Storage Facility — 11949 S Harding Ave, Alsip, IL 60803
Frequently Asked Questions
What type of property is this?
Warehouse - 7,190 SF warehouse with heavy-duty parking and secured fencing.
Where is this warehouse located?
The property is located at 4190 W 123rd Street Alsip, IL.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: Ideal contractor yard with heavy‑duty concrete parking lot and secure fencing.; Excellent location: just 1 mile to I‑294 interchange.; Special use permit for fleet maintenance repairs.
