Flex Space with Office
For Sale
$695,000
520 S River St, Batavia, IL 60510
Adaptable commercial building with warehouse heating, conditioned offices, and zoning that permits multiple use options.
Property Size3,000 SF
Price / SF$231.67
Days on Market11
Property Features for 520 S River St
General Information
Standard status
Active
Size
3,000 SF
Property subtype
Commercial
Warehouse & Industrial
Clear Height
12.7 ft
Office Build-Out
954 SF
Power
200 amps
Additional Details
Road Access
Yes
Building Details
Year Built
1986
Building Size
3,000 SF
Listing Agency:
RE/MAX All Pro
Listed By:
Tim Sotis
(630) 669-9901
Source:
Searchillinoishomesforsale
Added: Aug 30
Changed: Sep 8
Last Checked: Sep 8 at 2:47PM
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 RE/MAX All Pro
Investment Insights
Based on property information with market context.
This 3,000-square-foot flex building includes 954 square feet of office space and a warehouse area designed for adaptable use. The interior walls are non-load-bearing and may be removed, while the warehouse has a 12-foot-by-10-foot overhead service door, two ceiling heating units, and 12.7 feet of clearance beneath the beam. Front offices have central air conditioning and heat. A pitched metal A-frame roof drains to exterior gutters, and the property is served by a 200-amp electrical panel.
Built in 1986, the property occupies two separately PINed lots at 520 S River St in Batavia, near downtown. The building and street layout provide access for semis and other vehicles. Zoning permits multiple use options, and the City of Batavia supplies electricity.
Built in 1986, the property occupies two separately PINed lots at 520 S River St in Batavia, near downtown. The building and street layout provide access for semis and other vehicles. Zoning permits multiple use options, and the City of Batavia supplies electricity.
Key Highlights
- 3,000‑square‑foot building with 954 square feet of office space
- Warehouse includes one 12‑foot‑by‑10‑foot overhead service door
- 12.7 feet of clearance to the bottom of the beam
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
$19,826
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
2.85%
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%
$396,520
$396.5K
Cap Rate 7%
$283,229
$283.2K
Cap Rate 9%
$220,289
$220.3K
Market Conditions
NOI Build-Up for 3,000 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
$32.0K $10.68/SF
− Vacancy
−$1.5K −$0.51/SF
EGI
$30.5K $10.17/SF
− OpEx
−$10.7K −$3.56/SF
NOI
$19.8K $6.61/SF
Area
Kane County, IL
Vacancy
4.80%
Lease Rate
$10.68 /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%
$396,520
Cap Rate 7%
$283,229
Cap Rate 9%
$220,289
Alternative Uses
Best Use
Flex RnD
$283.2K
$247.8K – $330.4K
NOI $19,826 @ 7.0% cap · market cap 2.85%
Second Best
Warehouse
$224.0K
$196.0K – $261.4K
NOI $15,681 @ 7.0% cap · market cap 2.26%
Theoretical Best
Office A
$1.04M
$906.3K – $1.21M
NOI $72,503 @ 7.0% cap · market cap 10.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12 ft
Clear height
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
803
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 60510, IL
28,156
Population
11,234
Households
2.5
Avg Household Size
42
Median Age
56%
College-Educated
97%
High-School Grad
24.4 sq mi
ZIP Area
1,154
Density / Sq Mi
$120,925
Median Household Income
$57,884
Median Earnings
$1,285
Median Rent
$363,000
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- North Island Catering — 32 North Island Avenue, 3516 US Highway 34, Batavia, IL 60510
Frequently Asked Questions
What type of property is this?
Flex space - Adaptable commercial building with warehouse heating, conditioned offices, and zoning that permits multiple use options.
Where is this flex space located?
The property is located at 520 S River St Batavia, IL.
What is the asking price?
The asking price for this property is $695,000.
What are key features of this property?
This property features: 3,000‑square‑foot building with 954 square feet of office space; Warehouse includes one 12‑foot‑by‑10‑foot overhead service door; 12.7 feet of clearance to the bottom of the beam
