Industrial Flex
New
For Sale
$695,000
520 S River Street, Batavia, IL 60510
Commercial Sale, Batavia, IL
Property Size3,000 SF
Lot Size0.70 Acres
Price / SF$231.67
Days on Market2
Property Features for 520 S River Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
INDUS
Directions
Take Fabyan Parkway to Illinois Route 25/N Washington Ave. Travel South then turn right onto E Wilson Street and then left onto South River Street.
Subdivision
Batavia
Standard status
Active
APN
1222429027
Lot size
0.70 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
13051
Utilities
Utilities
Natural Gas Available
Cooling system
Central Air
Amenities
overhead service door
ceiling heating units
central air conditioning and heat
200 amp electrical circuit breaker panel
Building Details
Year built
1986
Floors in Building
1
Flooring type
Carpet, Concrete
Building materials
Brick, Steel Siding
Roof type
Metal
Listing Agency:
RE/MAX All Pro · RE/MAX International
(630) 980-4000
Listed By:
Timothy Sotis · License #471008033
(630) 669-9901
Added: Sep 3
Last Checked: Sep 4 at 12:06PM
MLS# 12733465
Copyright © 2026 Midwest Real Estate Data, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 3,000-square-foot flex building, constructed in 1986, combines 954 square feet of office space with an adaptable warehouse area. The structure uses brick and steel siding, with concrete and carpet flooring, a metal roof, and interior walls described as non-load-bearing. Warehouse features include a 12-foot by 10-foot overhead service door, two ceiling-mounted heating units, and 12.7-foot clearance beneath the cross-building beam. The front offices have central air conditioning and heat, while the building is served by a 200-amp electrical panel and natural gas availability.
The property occupies 0.7 acres across two separately identified PIN lots near downtown Batavia. Its street and building access are described as suitable for semis and other vehicles. INDUS zoning is in place, and the City of Batavia supplies electricity.
The property occupies 0.7 acres across two separately identified PIN lots near downtown Batavia. Its street and building access are described as suitable for semis and other vehicles. INDUS zoning is in place, and the City of Batavia supplies electricity.
Key Highlights
- 3,000‑square‑foot flex building with 954 square feet of office space
- 0.7‑acre property spanning two separately identified PIN lots
- 12‑foot by 10‑foot overhead service door
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
$41,365
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
5.95%
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%
$827,300
$827.3K
Cap Rate 7%
$590,929
$590.9K
Cap Rate 9%
$459,611
$459.6K
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
$73.4K $24.48/SF
− Vacancy
−$18.3K −$6.10/SF
EGI
$55.2K $18.38/SF
− OpEx
−$13.8K −$4.60/SF
NOI
$41.4K $13.79/SF
Area
Kane County, IL
Vacancy
24.90%
Lease Rate
$24.48 /SF/Yr
Expense Ratio
25.00%
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%
$827,300
Cap Rate 7%
$590,929
Cap Rate 9%
$459,611
Alternative Uses
Best Use
Office B
$590.9K
$517.1K – $689.4K
NOI $41,365 @ 7.0% cap · market cap 5.95%
Second Best
Flex RnD
$283.2K
$247.8K – $330.4K
NOI $19,826 @ 7.0% cap · market cap 2.85%
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
Yes
Utilities to site
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 Office in Midwest region
Questions? Ask Rey
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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 - Brick-and-steel flex property with dedicated offices, warehouse heating, and central HVAC.
Where is this flex space located?
The property is located at 520 S River Street 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 flex building with 954 square feet of office space; 0.7‑acre property spanning two separately identified PIN lots; 12‑foot by 10‑foot overhead service door
