Freestanding Building with
For Sale
Contact for pricing
495 Weber Rd, Romeoville, IL
5,258 SF building with drive-thru on hard corner.
Property Size5,258 SF
Lot Size19.96 Acres
Price / SF$284.33
Days on Market367
Property Features for 495 Weber Rd
General Information
Standard status
Active
Size
5,258 SF
Lot size
19.96 Acres
Property subtype
OFFICE
Listing Agency:
Caton Commercial
(815) 954-5300
Listed By:
Steve Caton, CCIM, CIPS · License #IL475.177296
(815) 954-5300
Source:
Moodyscre
Added: Aug 19, 2025
Changed: Jul 6
Last Checked: Aug 20 at 12:13PM
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 Caton Commercial
Investment Insights
Based on property information with market context.
This is a 5,258 square-foot freestanding building with a drive-thru, situated on a hard corner. The property has the potential to be subdivided. Access to the property is available from Weber Road (with a traffic volume of 38,200 vehicles per day), 135th Street (with 10,350 vehicles per day), and Grand Boulevard (with 2,350 vehicles per day). A full access signalized intersection is planned for Weber Road. Current tenants in the location include ATI Physical Therapy, H&R Block, The UPS Store, Valley View Dental, Subway, Rosati's Pizza, and Athletico.
Key Highlights
- Freestanding 5,258 SF building with drive‑thru on a hard corner.
- Full access signalized intersection planned for Weber Road.
- High traffic location: Access from Weber Road (38,200 vpd).
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
$49,688
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
3.32%
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%
$993,760
$993.8K
Cap Rate 7%
$709,829
$709.8K
Cap Rate 9%
$552,089
$552.1K
Market Conditions
NOI Build-Up for 5,258 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
$78.9K $15.00/SF
− Vacancy
−$7.9K −$1.50/SF
EGI
$71.0K $13.50/SF
− OpEx
−$21.3K −$4.05/SF
NOI
$49.7K $9.45/SF
Area
Will County, IL
Vacancy
10.00%
Lease Rate
$15.00 /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%
$993,760
Cap Rate 7%
$709,829
Cap Rate 9%
$552,089
Alternative Uses
Best Use
Retail
$709.8K
$621.1K – $828.1K
NOI $49,688 @ 7.0% cap · market cap 3.32%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.19M
$1.04M – $1.39M
NOI $83,476 @ 7.0% cap · market cap 5.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
262
Businesses Nearby
46k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 50%
Shops & Services 38%
Home Improvements & Furnishings 9%
Beauty & Spa 4%
Culver's
Dining
16,698 visits/mo
0.1 miles
BP
Shops & Services
13,602 visits/mo
0.2 miles
Buikema's Ace Hardware
Home Improvements & Furnishings
4,163 visits/mo
0.1 miles
SUBWAY
Dining
3,102 visits/mo
0.1 miles
The UPS Store
Shops & Services
2,484 visits/mo
0.2 miles
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Strip mall - 5,258 SF building with drive-thru on hard corner.
Where is this strip mall located?
The property is located at 495 Weber Rd Romeoville, IL.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: Freestanding 5,258 SF building with drive‑thru on a hard corner.; Full access signalized intersection planned for Weber Road.; High traffic location: Access from Weber Road (38,200 vpd).
