Single-Story Flex Space
New
For Sale
$600,000
580 S River Street, Batavia, IL 60510
Commercial Sale, Batavia, IL
Property Size3,600 SF
Lot Size0.57 Acres
Price / SF$166.67
Days on Market2
Property Features for 580 S River Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
INDUS
Directions
From E Wilson, Head South on River Street
Subdivision
Batavia
Standard status
Active
APN
1222476011
Lot size
0.57 Acres
Taxes and HOA fees
Tax Year
2023
Tax Annual Amount
10474
Building Details
Year built
1978
Floors in Building
1
Number of units
1
Building materials
Steel Siding, Aluminum Siding, Brick
Listing Agency:
eXp Realty - Geneva
(630) 262-3720
Listed By:
Thomas Rasmussen
(888) 574-9405
Added: Sep 22
Changed: Sep 23
Last Checked: Sep 23 at 7:06PM
MLS# 12766951
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.
Located at 580 S River Street in Batavia, this 3,600-square-foot, single-story flex space building occupies a 0.57-acre lot. The property was built in 1978 and includes recent office updates. Exterior construction features steel siding, aluminum siding, and brick.
The building is fully occupied under a Modified NNN lease running through April 2027. The tenant handles utilities, interior maintenance, and insurance, while the landlord remains responsible for property taxes and major structural components, including the roof and building systems. This lease structure defines the current allocation of operating responsibilities and provides an established occupancy profile for the property.
The building is fully occupied under a Modified NNN lease running through April 2027. The tenant handles utilities, interior maintenance, and insurance, while the landlord remains responsible for property taxes and major structural components, including the roof and building systems. This lease structure defines the current allocation of operating responsibilities and provides an established occupancy profile for the property.
Key Highlights
- 3,600 SF single‑story flex space building
- Situated on a 0.57‑acre lot
- Fully occupied under a Modified NNN lease through April 2027
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
$23,792
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
3.97%
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%
$475,840
$475.8K
Cap Rate 7%
$339,886
$339.9K
Cap Rate 9%
$264,356
$264.4K
Market Conditions
NOI Build-Up for 3,600 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
$38.4K $10.68/SF
− Vacancy
−$1.8K −$0.51/SF
EGI
$36.6K $10.17/SF
− OpEx
−$12.8K −$3.56/SF
NOI
$23.8K $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%
$475,840
Cap Rate 7%
$339,886
Cap Rate 9%
$264,356
Alternative Uses
Best Use
Flex RnD
$339.9K
$297.4K – $396.5K
NOI $23,792 @ 7.0% cap · market cap 3.97%
Second Best
Industrial
$221.4K
$193.7K – $258.3K
NOI $15,497 @ 7.0% cap · market cap 2.58%
Theoretical Best
Office A
$1.24M
$1.09M – $1.45M
NOI $87,004 @ 7.0% cap · market cap 14.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Midwest region
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Frequently Asked Questions
What type of property is this?
Flex space - Fully occupied under a Modified NNN lease extending through April 2027, with recent office updates and durable exterior construction.
Where is this flex space located?
The property is located at 580 S River Street Batavia, IL.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: 3,600 SF single‑story flex space building; Situated on a 0.57‑acre lot; Fully occupied under a Modified NNN lease through April 2027
