Lake Hinsdale Family Room
For Sale
$323,000
601 Lake Hinsdale Drive #307, Willowbrook, IL 60527
Desirable unit with fireplace, balcony, and lake access.
Property Size1,832 SF
Price / SF$176.31
Days on Market355
Property Features for 601 Lake Hinsdale Drive #307
General Information
Standard status
Active
Size
1,832 SF
Property subtype
Condominium
Amenities
Central Air
Electric
Range
Microwave
Dishwasher
Refrigerator
Washer
Dryer
Oven
Deck
Building Details
Building Size
1,832 SF
Year Built
1979
Listing Agency:
Berkshire Hathaway HomeServices Chicago
(630) 640-2002
Listed By:
Elaine Pagels · License #475126868
Source:
Kw
Added: Aug 21, 2025
Changed: Aug 8
Last Checked: Jul 16 at 4:18AM
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 Berkshire Hathaway HomeServices Chicago
Investment Insights
Based on property information with market context.
This property features a family room with a gas fireplace and an expansive balcony that spans from the kitchen to the living room, offering views of sunsets, a flower garden, and mature trees. The wall between the kitchen and living room has been opened, creating an easy-to-navigate floor plan. Newer windows have been installed. The unit includes parking spot #37 and extra storage lockers. Lake Hinsdale Village provides access to a clubhouse, playground, tennis and pickleball courts, and walking paths around the lake, with boat access from the clubhouse deck. The property is located less than ten minutes from Oakbrook Mall and Business Center, Metra Train Stations, major highways, shopping, restaurants, and grocers. Note that no pets or smoking are allowed in the building. The property size is 1832 square feet.
Key Highlights
- Expansive balcony with sunset views, overlooking a flower garden and mature trees, ideal for relaxation and entertaining.
- Open floor plan created by opening the wall between the kitchen and living room.
- Lake Hinsdale Village community amenities: clubhouse, playground, tennis and pickleball courts, lake access with boats, and walking paths.
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
$21,253
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
6.58%
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%
$425,060
$425.1K
Cap Rate 7%
$303,614
$303.6K
Cap Rate 9%
$236,144
$236.1K
Market Conditions
NOI Build-Up for 1,832 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
$41.5K $22.68/SF
− Vacancy
−$2.9K −$1.59/SF
EGI
$38.6K $21.09/SF
− OpEx
−$17.4K −$9.49/SF
NOI
$21.3K $11.60/SF
Area
DuPage County, IL
Vacancy
7.00%
Lease Rate
$22.68 /SF/Yr
Expense Ratio
45.00%
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%
$425,060
Cap Rate 7%
$303,614
Cap Rate 9%
$236,144
Alternative Uses
Best Use
Apartment 5plus
$303.6K
$265.7K – $354.2K
NOI $21,253 @ 7.0% cap · market cap 6.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$632.5K
$553.4K – $737.9K
NOI $44,275 @ 7.0% cap · market cap 13.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
607
Businesses Nearby
Explore this area
Business Placement
Demographics for 60527, IL
29,139
Population
13,101
Households
2.2
Avg Household Size
47
Median Age
58%
College-Educated
96%
High-School Grad
14.4 sq mi
ZIP Area
2,024
Density / Sq Mi
$110,482
Median Household Income
$62,257
Median Earnings
$1,553
Median Rent
$488,300
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?
Apartment building - Desirable unit with fireplace, balcony, and lake access.
Where is this apartment building located?
The property is located at 601 Lake Hinsdale Drive #307 Willowbrook, IL.
What is the asking price?
The asking price for this property is $323,000.
What are key features of this property?
This property features: Expansive balcony with sunset views, overlooking a flower garden and mature trees, ideal for relaxation and entertaining.; Open floor plan created by opening the wall between the kitchen and living room.; Lake Hinsdale Village community amenities: clubhouse, playground, tennis and pickleball courts, lake access with boats, and walking paths.
