Mixed-Use Property with Three
For Sale
Contact for pricing
6 - 21 N 9th Street, St Charles, IL 60174
Assemblage includes commercial, office, residential, garage, and storage improvements with parking and access to downtown St. Charles.
Property Size3,448 SF
Lot Size0.75 Acres
Price / SF$242.17
Days on Market429
Property Features for 6 - 21 N 9th Street
General Information
Standard status
Active
Size
3,448 SF
Lot size
0.75 Acres
Property subtype
Mixed Use
Zoning
COMMR
Building Details
Year Built
1950
Buildings
3
Stories
2
Units
2
Listing Agency:
Coleman Land Company
(630) 377-1600
Listed By:
Christine Coleman · License #475155286
Source:
Crexi
Added: Jun 9, 2025
Changed: Aug 10
Last Checked: Aug 10 at 6:09AM
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 3/4-acre mixed-use property includes three separate improvements. The primary structure is a 2,400-square-foot commercial building constructed in 1950 with a full basement; it was originally configured for restaurant and bar use and later occupied by an auto parts business. A 1925 frame residence was most recently used as office space, while a frame two-car garage includes a loft and two attached storage sheds.
The parcel offers on-site parking plus marked parking along the street. It has over 200 feet of frontage on North 9th Street and an approximate varying depth of 150 feet. Visibility extends to eastbound West Main Street, where the IDOT daily traffic count is 27,500, and eastbound Dean Street, with an IDOT daily traffic count of 3,350. The property is walkable and bikeable to Downtown St. Charles and the Randall Road corridor, with schools, parks, and the Fox River Trail nearby.
The parcel offers on-site parking plus marked parking along the street. It has over 200 feet of frontage on North 9th Street and an approximate varying depth of 150 feet. Visibility extends to eastbound West Main Street, where the IDOT daily traffic count is 27,500, and eastbound Dean Street, with an IDOT daily traffic count of 3,350. The property is walkable and bikeable to Downtown St. Charles and the Randall Road corridor, with schools, parks, and the Fox River Trail nearby.
Key Highlights
- 3/4‑acre mixed‑use parcel with three existing buildings
- 2,400 sf commercial building constructed in 1950 with a full basement
- 1925 frame residence most recently used as office space
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
$47,542
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
5.69%
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%
$950,840
$950.8K
Cap Rate 7%
$679,171
$679.2K
Cap Rate 9%
$528,244
$528.2K
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
$84.4K $24.48/SF
− Vacancy
−$21.0K −$6.10/SF
EGI
$63.4K $18.38/SF
− OpEx
−$15.8K −$4.60/SF
NOI
$47.5K $13.79/SF
Area
Kane County, IL
Vacancy
24.90%
Lease Rate
$24.48 /SF/Yr
Expense Ratio
25.00%
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%
$950,840
Cap Rate 7%
$679,171
Cap Rate 9%
$528,244
Alternative Uses
Best Use
Office B
$679.2K
$594.3K – $792.4K
NOI $47,542 @ 7.0% cap · market cap 5.69%
Second Best
Specialty Retail
$615.8K
$538.8K – $718.4K
NOI $43,103 @ 7.0% cap · market cap 5.16%
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
Explore this area
Business Placement
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 Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Assemblage includes commercial, office, residential, garage, and storage improvements with parking and access to downtown St. Charles.
Where is this mixed-use property located?
The property is located at 6 - 21 N 9th Street 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: 3/4‑acre mixed‑use parcel with three existing buildings; 2,400 sf commercial building constructed in 1950 with a full basement; 1925 frame residence most recently used as office space
