Mixed-Use Property with Three
For Sale
$835,000
6 - 21 N 9th St, St Charles, IL 60174
Three-building commercial site with BL zoning, established improvements, parking, and multiple potential use categories near downtown.
Property Size3,448 SF
Price / SF$242.17
Days on Market41
Property Features for 6 - 21 N 9th St
General Information
Standard status
Active
Size
3,448 SF
Building Details
Year Built
1950
Listing Agency:
Coleman Land Company
(630) 377-1600
Listed By:
Mark Coleman, Christine Coleman · License #475155286
Source:
Bktchicago
Added: Jul 21
Changed: Aug 29
Last Checked: Aug 25 at 4:08AM
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 Coleman Land Company
Investment Insights
Based on property information with market context.
This mixed-use property encompasses approximately 3/4 acre at 6–21 N 9th St in St. Charles, Illinois. Improvements include a 2,400-square-foot commercial building constructed in 1950 with a full basement, a 1925 frame house previously used as an office, and a frame two-car garage with loft plus two attached storage sheds. The commercial building was originally configured as a restaurant/bar and was most recently used as an auto parts store.
BL (Local Business) zoning supports a range of approved commercial uses identified in the property information, including retail, restaurant, drive-thru, and office applications. The site offers on-site parking and marked on-street parking, with over 200 feet of frontage along North 9th Street and an approximate varying depth of 150 feet. IDOT daily traffic counts are 27,500 on eastbound West Main Street and 3,350 on eastbound Dean Street. The property is described as walkable and bikeable to Downtown St. Charles and the Randall Road corridor, with schools, parks, and the Fox River Trail nearby.
BL (Local Business) zoning supports a range of approved commercial uses identified in the property information, including retail, restaurant, drive-thru, and office applications. The site offers on-site parking and marked on-street parking, with over 200 feet of frontage along North 9th Street and an approximate varying depth of 150 feet. IDOT daily traffic counts are 27,500 on eastbound West Main Street and 3,350 on eastbound Dean Street. The property is described as walkable and bikeable to Downtown St. Charles and the Randall Road corridor, with schools, parks, and the Fox River Trail nearby.
Key Highlights
- Approximately 3/4‑acre mixed‑use site at 6–21 N 9th St, St. Charles, IL 60174
- BL (Local Business) zoning with approved‑use categories including retail, restaurant, drive‑thru, and office
- 2,400 sf commercial building with full basement, built in 1950
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
$42,824
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
5.13%
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%
$856,480
$856.5K
Cap Rate 7%
$611,771
$611.8K
Cap Rate 9%
$475,822
$475.8K
Market Conditions
NOI Build-Up for 3,448 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
$74.5K $21.60/SF
− Vacancy
−$6.0K −$1.73/SF
EGI
$68.5K $19.87/SF
− OpEx
−$25.7K −$7.45/SF
NOI
$42.8K $12.42/SF
Area
Kane County, IL
Vacancy
8.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$856,480
Cap Rate 7%
$611,771
Cap Rate 9%
$475,822
Alternative Uses
Best Use
Mixed Use
$611.8K
$535.3K – $713.7K
NOI $42,824 @ 7.0% cap · market cap 5.13%
Second Best
Retail
$594.6K
$520.3K – $693.7K
NOI $41,620 @ 7.0% cap · market cap 4.98%
Theoretical Best
Office A
$1.19M
$1.04M – $1.39M
NOI $83,331 @ 7.0% cap · market cap 9.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,206
Businesses Nearby
34k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 76%
Dining 24%
BP
Shops & Services
10,352 visits/mo
0.5 miles
Shell
Shops & Services
9,070 visits/mo
0.4 miles
The Filling Station
Dining
7,235 visits/mo
0.4 miles
7-Eleven
Shops & Services
3,731 visits/mo
0.5 miles
O'Reilly Auto Parts
Shops & Services
2,241 visits/mo
0.3 miles
Demographics for 60174, IL
30,958
Population
13,115
Households
2.4
Avg Household Size
42
Median Age
49%
College-Educated
95%
High-School Grad
13.7 sq mi
ZIP Area
2,260
Density / Sq Mi
$102,408
Median Household Income
$51,235
Median Earnings
$1,738
Median Rent
$348,100
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Three-building commercial site with BL zoning, established improvements, parking, and multiple potential use categories near downtown.
Where is this mixed-use property located?
The property is located at 6 - 21 N 9th St St Charles, IL.
What is the asking price?
The asking price for this property is $835,000.
What are key features of this property?
This property features: Approximately 3/4‑acre mixed‑use site at 6–21 N 9th St, St. Charles, IL 60174; BL (Local Business) zoning with approved‑use categories including retail, restaurant, drive‑thru, and office; 2,400 sf commercial building with full basement, built in 1950
