Three-Unit Walk-Up
For Sale
$775,000
4525 S Evans Ave, Chicago, IL 60653
Condo-quality finishes and a two-bedroom, two-bath plus four-bedroom, two-bath unit mix define this multifamily property.
Property Size3,300 SF
Days on Market94
Property Features for 4525 S Evans Ave
General Information
Standard status
Active
Size
3,300 SF
Property subtype
Multifamily
Units
Unit Mix
2 x 2Bd/2Ba, 1 x 4Bd/2Ba
Multifamily Units
3
Additional Details
Gross Income
$70,092
Public Transit
Yes
Building Details
Building Size
3,300 SF
Year Built
1895
Buildings
1
Listed By:
Carson McDaniel
(810) 844-6813
Source:
Kisergroup
Added: Jun 1
Changed: Aug 31
Last Checked: Sep 1 at 4:41PM
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 Carson McDaniel
Investment Insights
Based on property information with market context.
This 1895-built triplex is a three-unit walk-up building with a residential mix of two 2-bedroom, 2-bath units and one 4-bedroom, 2-bath unit. The interiors are described as having high-end, condo-quality finishes, providing a more refined finish package across the property.
Located in Chicago’s Bronzeville neighborhood, the building sits directly southeast of Armstrong Park and three blocks northeast of the 47th–Green Line station. The nearby park offers walkable outdoor access, while the rail station connects the property with Chicago’s downtown.
Located in Chicago’s Bronzeville neighborhood, the building sits directly southeast of Armstrong Park and three blocks northeast of the 47th–Green Line station. The nearby park offers walkable outdoor access, while the rail station connects the property with Chicago’s downtown.
Key Highlights
- Three‑unit walk‑up building at 4525 S. Evans Ave
- Unit mix includes two 2Bd/2Ba units and one 4Bd/2Ba unit
- High‑end, condo‑quality finishes
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
$55,010
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
7.10%
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%
$1,100,200
$1.1M
Cap Rate 7%
$785,857
$785.9K
Cap Rate 9%
$611,222
$611.2K
Market Conditions
NOI Build-Up for 3,300 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
$83.2K $25.20/SF
− Vacancy
−$4.6K −$1.39/SF
EGI
$78.6K $23.81/SF
− OpEx
−$23.6K −$7.14/SF
NOI
$55.0K $16.67/SF
Area
Chicago, IL
Vacancy
5.50%
Lease Rate
$25.20 /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%
$1,100,200
Cap Rate 7%
$785,857
Cap Rate 9%
$611,222
Alternative Uses
Best Use
Multifamily LT 5
$785.9K
$687.6K – $916.8K
NOI $55,010 @ 7.0% cap · market cap 7.10%
Second Best
Apartment 5plus
$722.7K
$632.3K – $843.1K
NOI $50,586 @ 7.0% cap · market cap 6.53%
Theoretical Best
Office A
$1.56M
$1.36M – $1.82M
NOI $108,916 @ 7.0% cap · market cap 14.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
1,405
Businesses Nearby
Explore this area
Business Placement
Demographics for 60653, IL
33,146
Population
18,279
Households
1.8
Avg Household Size
37
Median Age
38%
College-Educated
90%
High-School Grad
2.4 sq mi
ZIP Area
13,811
Density / Sq Mi
$39,565
Median Household Income
$49,335
Median Earnings
$856
Median Rent
$347,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Condo-quality finishes and a two-bedroom, two-bath plus four-bedroom, two-bath unit mix define this multifamily property.
Where is this triplex located?
The property is located at 4525 S Evans Ave Chicago, IL.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: Three‑unit walk‑up building at 4525 S. Evans Ave; Unit mix includes two 2Bd/2Ba units and one 4Bd/2Ba unit; High‑end, condo‑quality finishes
