Freestanding Flex
For Sale
Contact for pricing
4901 Prime Pkwy, McHenry, IL 60050
Masonry flex facility with warehouse space, modern offices, loading docks, and a kitchen in a corporate business park.
Property Size25,000 SF
Lot Size1.80 Acres
Price / SF$109.79
Days on Market29
Property Features for 4901 Prime Pkwy
General Information
Standard status
Active
Size
25,000 SF
Lot size
1.80 Acres
Property subtype
INDUSTRIAL
Warehouse & Industrial
Clear Height
22 ft
Dock-High Doors
2
Drive-In Doors
3
Building Details
Buildings
1
Building Size
25,000 SF
Construction
masonry and pre-cast
Listing Agency:
Premier Commercial Realty
(847) 854-2300
Listed By:
Bruce Kaplan · License #475075614
(847) 507-1759
Source:
Moodyscre
Added: Aug 7
Changed: Sep 4
Last Checked: Sep 4 at 5:59AM
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 Premier Commercial Realty
Investment Insights
Based on property information with market context.
This freestanding flex facility combines a masonry and precast industrial structure with warehouse and office components. The warehouse offers 22-foot ceilings, a storage mezzanine above the office area, two loading docks with levelers, three 12x14 drive-in doors, and an additional makeup air system. The office portion includes three private offices, an open work area, and a kitchen. The property was developed in two stages and occupies a 1.8-acre site.
The facility is located within McHenry Corporate Center Business Park in McHenry, Illinois, at 4901 Prime Pkwy. Its mix of warehouse capacity, office improvements, loading infrastructure, and site area supports a range of flex-oriented commercial operations.
The facility is located within McHenry Corporate Center Business Park in McHenry, Illinois, at 4901 Prime Pkwy. Its mix of warehouse capacity, office improvements, loading infrastructure, and site area supports a range of flex-oriented commercial operations.
Key Highlights
- 1.8‑acre site with a freestanding masonry and precast industrial building
- 22‑foot warehouse ceilings with a mezzanine for storage above the office area
- Two loading docks with levelers and (3) 12x14 DIDs
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
$149,549
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
5.44%
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%
$2,990,980
$3.0M
Cap Rate 7%
$2,136,414
$2.1M
Cap Rate 9%
$1,661,656
$1.7M
Market Conditions
NOI Build-Up for 25,048 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
$243.5K $9.72/SF
− Vacancy
−$13.4K −$0.53/SF
EGI
$230.1K $9.19/SF
− OpEx
−$80.5K −$3.21/SF
NOI
$149.5K $5.97/SF
Area
McHenry County, IL
Vacancy
5.50%
Lease Rate
$9.72 /SF/Yr
Expense Ratio
35.00%
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%
$2,990,980
Cap Rate 7%
$2,136,414
Cap Rate 9%
$1,661,656
Alternative Uses
Best Use
Office B
$4.93M
$4.32M – $5.76M
NOI $345,371 @ 7.0% cap · market cap 12.56%
Second Best
Flex RnD
$2.14M
$1.87M – $2.49M
NOI $149,549 @ 7.0% cap · market cap 5.44%
Theoretical Best
Office A
$8.65M
$7.57M – $10.09M
NOI $605,355 @ 7.0% cap · market cap 22.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
22 ft
Clear height
2
Dock-high doors
3
Drive-in doors
Location Intelligence
Trade Area within ½ mile
209
Businesses Nearby
Well-served
Demand for This Use
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 Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Masonry flex facility with warehouse space, modern offices, loading docks, and a kitchen in a corporate business park.
Where is this flex space located?
The property is located at 4901 Prime Pkwy McHenry, IL.
What is the asking price?
The asking price for this property is $2,750,000.
What are key features of this property?
This property features: 1.8‑acre site with a freestanding masonry and precast industrial building; 22‑foot warehouse ceilings with a mezzanine for storage above the office area; Two loading docks with levelers and (3) 12x14 DIDs
