For Sale
$625,000
545 Dakota St, Crystal Lake, IL 60012
Flex space
Property Size5,250 SF
Price / SF$119.05
Days on Market76
Property Features for 545 Dakota St
General Information
Standard status
Active
Size
5,250 SF
Property subtype
Industrial
Warehouse & Industrial
Clear Height
20 ft
Drive-In Doors
3
Heavy Power
Yes
Sprinkler System
Yes
Amenities
customer waiting area with 2 baths
private office
kitchen
special exhaust system
air lines
sky lights
epoxy floor
Building Details
Building Size
5,250 SF
Year Built
2003
Construction
masonry
Listing Agency:
Premier Commercial Realty
Listed By:
Bruce Kaplan · License #475075614
(847) 507-1759
Source:
Premiercommercialrealty
Added: Jun 22
Changed: Sep 2
Last Checked: Sep 4 at 5:17AM
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 Premier Commercial Realty
Investment Insights
Based on property information with market context.
Key Highlights
- Masonry industrial condo built in 2003 with 5,250 SF shop space
- 20 ft ceilings with skylights and epoxy floor in the shop
- Triple basin drains, special exhaust system, and air lines
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
$31,345
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
5.02%
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%
$626,900
$626.9K
Cap Rate 7%
$447,786
$447.8K
Cap Rate 9%
$348,278
$348.3K
Market Conditions
NOI Build-Up for 5,250 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
$51.0K $9.72/SF
− Vacancy
−$2.8K −$0.53/SF
EGI
$48.2K $9.19/SF
− OpEx
−$16.9K −$3.21/SF
NOI
$31.3K $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%
$626,900
Cap Rate 7%
$447,786
Cap Rate 9%
$348,278
Alternative Uses
Best Use
Flex RnD
$447.8K
$391.8K – $522.4K
NOI $31,345 @ 7.0% cap · market cap 5.02%
Second Best
Warehouse
$392.0K
$343.0K – $457.4K
NOI $27,442 @ 7.0% cap · market cap 4.39%
Theoretical Best
Office A
$1.81M
$1.59M – $2.11M
NOI $126,881 @ 7.0% cap · market cap 20.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
20 ft
Clear height
3
Drive-in doors
Yes
Heavy power
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
50
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 60012, IL
10,916
Population
4,356
Households
2.5
Avg Household Size
44
Median Age
56%
College-Educated
96%
High-School Grad
17.3 sq mi
ZIP Area
631
Density / Sq Mi
$147,352
Median Household Income
$62,677
Median Earnings
$2,162
Median Rent
$397,100
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.
Frequently Asked Questions
Where is this flex space located?
The property is located at 545 Dakota St Crystal Lake, IL.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: Masonry industrial condo built in 2003 with 5,250 SF shop space; 20 ft ceilings with skylights and epoxy floor in the shop; Triple basin drains, special exhaust system, and air lines
