Secured Self-Storage
For Sale
Contact for pricing
4400 Bull Valley Rd, McHenry, IL 60050
Multi-building storage property with gated keypad entry, perimeter fencing, lighting, and camera monitoring.
Property Size23,256 SF
Lot Size1.67 Acres
Price / SF$58.05
Days on Market151
Property Features for 4400 Bull Valley Rd
General Information
Standard status
Active
Size
23,256 SF
Class
C
Lot size
1.67 Acres
Property subtype
Business for Sale, Self Storage
Zoning
I-1 City of McHenry
Occupancy
93%
Investment Type
Value Add
Net Operating Income
$98,709
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Additional Details
Self-Storage Units
107
Amenities
LED lighting
24-hour security camera system
gated keypad access
Building Details
Year Built
1986
Year Renovated
2025
Buildings
37
Stories
1
Units
107
Construction
metal
Listing Agency:
EquiCap Commercial
Listed By:
Jesse Luke · License #IL 475.141490
Source:
Crexi
Added: Apr 2
Changed: Aug 29
Last Checked: Aug 29 at 4:19PM
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 EquiCap Commercial
Investment Insights
Based on property information with market context.
Bull Valley Storage is a self-storage facility comprising 23,256 net rentable square feet, 107 units, and 37 buildings on approximately 1.67 acres. The improvements feature metal construction and metal roofs, with gravel drive aisles throughout the site. Perimeter fencing, gated keypad entry, LED lighting, and a 24-hour security camera system support controlled access and day-to-day operations.
The property occupies the signalized intersection of Bull Valley Road and State Route 31 in McHenry, Illinois, providing direct access and exposure along a north-south corridor. Reported traffic volumes are approximately 15,700 vehicles per day on Bull Valley Road and 22,330 vehicles per day on State Route 31. The site is zoned I-1 by the City of McHenry, and the facility was built in 1986.
The property occupies the signalized intersection of Bull Valley Road and State Route 31 in McHenry, Illinois, providing direct access and exposure along a north-south corridor. Reported traffic volumes are approximately 15,700 vehicles per day on Bull Valley Road and 22,330 vehicles per day on State Route 31. The site is zoned I-1 by the City of McHenry, and the facility was built in 1986.
Key Highlights
- 23,256 net rentable square feet across 107 storage units
- 37‑building self‑storage facility on approximately 1.67 acres
- Signalized corner at Bull Valley Road and State Route 31
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
$121,561
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
9.00%
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%
$2,431,220
$2.4M
Cap Rate 7%
$1,736,586
$1.7M
Cap Rate 9%
$1,350,678
$1.4M
Market Conditions
NOI Build-Up for 23,256 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
$150.7K $6.48/SF
− Vacancy
−$7.7K −$0.33/SF
EGI
$143.0K $6.15/SF
− OpEx
−$21.5K −$0.92/SF
NOI
$121.6K $5.23/SF
Area
McHenry County, IL
Vacancy
5.10%
Lease Rate
$6.48 /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%
$2,431,220
Cap Rate 7%
$1,736,586
Cap Rate 9%
$1,350,678
Alternative Uses
Best Use
Self Storage
$2.92M
$2.55M – $3.40M
NOI $204,141 @ 7.0% cap · market cap 15.12%
Second Best
Warehouse
$1.74M
$1.52M – $2.03M
NOI $121,561 @ 7.0% cap · market cap 9.00%
Theoretical Best
Office A
$8.03M
$7.03M – $9.37M
NOI $562,047 @ 7.0% cap · market cap 41.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,056
Businesses Nearby
Explore this area
Business Placement
Demographics for 60050, IL
31,854
Population
13,399
Households
2.4
Avg Household Size
42
Median Age
25%
College-Educated
91%
High-School Grad
26.4 sq mi
ZIP Area
1,207
Density / Sq Mi
$86,315
Median Household Income
$48,953
Median Earnings
$1,522
Median Rent
$244,500
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?
Self storage facility - Multi-building storage property with gated keypad entry, perimeter fencing, lighting, and camera monitoring.
Where is this self storage facility located?
The property is located at 4400 Bull Valley Rd McHenry, IL.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: 23,256 net rentable square feet across 107 storage units; 37‑building self‑storage facility on approximately 1.67 acres; Signalized corner at Bull Valley Road and State Route 31
