Manufacturing Facility with 3-Phase
New
For Sale
Contact for pricing
525 Chippewa Road, Harvard, IL 60033
Industrial facility combines manufacturing capacity, loading access, overhead doors, and dedicated administrative space.
Property Size17,000 SF
Price / SF$85.29
Days on Market6
Property Features for 525 Chippewa Road
General Information
Standard status
Active
Size
17,000 SF
Property subtype
Industrial
Zoning
INDUS
Warehouse & Industrial
Office Build-Out
2,200 SF
Dock-High Doors
2
Drive-In Doors
7
Three-Phase Power
Yes
Additional Details
Outdoor Storage
Yes
Amenities
private bathrooms
full bath with shower
lunchroom
Building Details
Year Built
1994
Listing Agency:
Berkshire Hathaway HomeServices Starck Real Estate Woodstock
(815) 790-9503
Listed By:
Josh Brown · License #IL
Source:
Crexi
Added: Aug 5
Changed: Aug 9
Last Checked: Aug 9 at 9:00AM
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 Berkshire Hathaway HomeServices Starck Real Estate Woodstock
Investment Insights
Based on property information with market context.
Built in 1994, this 17,000-square-foot industrial facility includes a 2,200-square-foot office component with private bathrooms, a full bath with shower, and a lunchroom. The manufacturing and warehouse areas are supported by 3-phase electricity, two loading docks, and multiple overhead doors for drive-in access. Door dimensions include 14x18, 14x16, 14x14 curbside, 14x14 at the outdoor storage side, and three 7x10 doors.
A dedicated 5,000-square-foot concrete yard provides exterior space for storage, fleet parking, or material staging. The loading docks measure 8x10 and 8x12. The property is zoned INDUS and is located at 525 Chippewa Road in Harvard, Illinois.
A dedicated 5,000-square-foot concrete yard provides exterior space for storage, fleet parking, or material staging. The loading docks measure 8x10 and 8x12. The property is zoned INDUS and is located at 525 Chippewa Road in Harvard, Illinois.
Key Highlights
- 17,000‑square‑foot industrial facility with 2,200 square feet of office space
- 3‑phase electricity for manufacturing and industrial operations
- Two loading docks measuring 8x10 and 8x12
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
$101,499
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
7.00%
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%
$2,029,980
$2.0M
Cap Rate 7%
$1,449,986
$1.4M
Cap Rate 9%
$1,127,767
$1.1M
Market Conditions
NOI Build-Up for 17,000 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
$165.2K $9.72/SF
− Vacancy
−$9.1K −$0.53/SF
EGI
$156.2K $9.19/SF
− OpEx
−$54.7K −$3.21/SF
NOI
$101.5K $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%
$2,029,980
Cap Rate 7%
$1,449,986
Cap Rate 9%
$1,127,767
Alternative Uses
Best Use
Flex RnD
$1.45M
$1.27M – $1.69M
NOI $101,499 @ 7.0% cap · market cap 7.00%
Second Best
Warehouse
$1.27M
$1.11M – $1.48M
NOI $88,861 @ 7.0% cap · market cap 6.13%
Theoretical Best
Office A
$5.87M
$5.14M – $6.85M
NOI $410,853 @ 7.0% cap · market cap 28.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Dock-high doors
7
Drive-in doors
Location Intelligence
Trade Area within ½ mile
66
Businesses Nearby
Explore this area
Business Placement
Demographics for 60033, IL
13,581
Population
5,279
Households
2.6
Avg Household Size
36
Median Age
21%
College-Educated
86%
High-School Grad
117.5 sq mi
ZIP Area
116
Density / Sq Mi
$72,298
Median Household Income
$37,685
Median Earnings
$1,192
Median Rent
$198,700
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Industrial facility combines manufacturing capacity, loading access, overhead doors, and dedicated administrative space.
Where is this manufacturing property located?
The property is located at 525 Chippewa Road Harvard, IL.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: 17,000‑square‑foot industrial facility with 2,200 square feet of office space; 3‑phase electricity for manufacturing and industrial operations; Two loading docks measuring 8x10 and 8x12
