Two-Unit Residential Income
For Sale
$425,000
Pending
5400 West Augusta Boulevard, Chicago, IL 60651
Chicago two-unit building with central heat, multiple enclosed porch areas, finished attic and basement, and a wide rear yard.
Property Size2,240 SF
Days on Market56
Property Features for 5400 West Augusta Boulevard
General Information
Standard status
Pending
Size
2,240 SF
Total Parking Spaces
4
Property subtype
Two to Four Units / 2 Flat
Zoning
MULTI
Taxes and HOA fees
Annual Taxes
$4,562
Building Details
Year Built
1903
Listing Agency:
Century 21 NuVision Real Estate
Listed By:
Jose de la Torre · License #471013785
(773) 577-6450
Source:
Compass
Added: Jul 14
Changed: Aug 8
Last Checked: Aug 7 at 7:37AM
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 Century 21 NuVision Real Estate
Investment Insights
Based on property information with market context.
This two-unit residential duplex includes main floor and second-floor apartments with central heat, plus additional finished space throughout. The first-floor owners apartment offers 2 bedrooms, 1 bathroom, and an extra enclosed porch room suitable for storage. The second-floor apartment features 3 bedrooms, 1 bathroom, along with an enclosed porch room for additional storage.
Additional living space includes a finished attic with 1 bedroom, 1 bathroom, a storage room, and two separate entrances. The finished basement provides 2 bedrooms, 1 bathroom, and two separate entrances as well. The roof was completed with a full tear-off approximately five years ago and included new plywood. The property also has a wide-open rear yard that can accommodate off-street parking and outdoor use.
The property is being sold as-is.
Additional living space includes a finished attic with 1 bedroom, 1 bathroom, a storage room, and two separate entrances. The finished basement provides 2 bedrooms, 1 bathroom, and two separate entrances as well. The roof was completed with a full tear-off approximately five years ago and included new plywood. The property also has a wide-open rear yard that can accommodate off-street parking and outdoor use.
The property is being sold as-is.
Key Highlights
- 2‑unit Chicago residential building built in 1903 with central heat in both main units
- 1st‑floor unit: 2 bedrooms, 1 bathroom plus an enclosed porch room for storage
- 2nd‑floor unit: 3 bedrooms, 1 bathroom plus an enclosed porch room for extra storage
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
$37,340
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
8.79%
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%
$746,800
$746.8K
Cap Rate 7%
$533,429
$533.4K
Cap Rate 9%
$414,889
$414.9K
Market Conditions
NOI Build-Up for 2,240 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
$56.4K $25.20/SF
− Vacancy
−$3.1K −$1.39/SF
EGI
$53.3K $23.81/SF
− OpEx
−$16.0K −$7.14/SF
NOI
$37.3K $16.67/SF
Area
Chicago, IL
Vacancy
5.50%
Lease Rate
$25.20 /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%
$746,800
Cap Rate 7%
$533,429
Cap Rate 9%
$414,889
Alternative Uses
Best Use
Multifamily LT 5
$533.4K
$466.8K – $622.3K
NOI $37,340 @ 7.0% cap · market cap 8.79%
Second Best
Apartment 5plus
$490.5K
$429.2K – $572.3K
NOI $34,337 @ 7.0% cap · market cap 8.08%
Theoretical Best
Office A
$1.06M
$924.1K – $1.23M
NOI $73,931 @ 7.0% cap · market cap 17.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
967
Businesses Nearby
Explore this area
Business Placement
Demographics for 60651, IL
62,819
Population
22,885
Households
2.7
Avg Household Size
36
Median Age
16%
College-Educated
77%
High-School Grad
3.5 sq mi
ZIP Area
17,948
Density / Sq Mi
$52,963
Median Household Income
$33,783
Median Earnings
$1,186
Median Rent
$262,700
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Chicago two-unit building with central heat, multiple enclosed porch areas, finished attic and basement, and a wide rear yard.
Where is this duplex located?
The property is located at 5400 West Augusta Boulevard Chicago, IL.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 2‑unit Chicago residential building built in 1903 with central heat in both main units; 1st‑floor unit: 2 bedrooms, 1 bathroom plus an enclosed porch room for storage; 2nd‑floor unit: 3 bedrooms, 1 bathroom plus an enclosed porch room for extra storage
