Crystal Lake Freestanding Industrial
For Sale
$665,000
6126 Factory Road, Crystal Lake, IL 60014
10,570 SF industrial building with high ceilings and docks.
Property Size10,570 SF
Price / SF$62.91
Days on Market273
Property Features for 6126 Factory Road
General Information
Standard status
Active
Size
10,570 SF
Property subtype
Industrial
Building Details
Building Size
10,570 SF
Year Built
1965
Listing Agency:
(847) 732-0504
Listed By:
Michael Williamson, CCIM · License #IL #475.161622
Source:
Sperrycga
Added: Nov 21, 2025
Changed: Aug 15
Last Checked: Aug 20 at 5:52AM
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 Michael Williamson, CCIM
Investment Insights
Based on property information with market context.
This 10,570 square foot freestanding industrial building is located in Crystal Lake, Illinois, on a 0.69-acre corner lot. The warehouse features high ceilings ranging from 12 to 24 feet and is fully air-conditioned. It includes four drive-in doors providing drive-thru capability, along with two exterior docks equipped with levelers. The property has minimal office space and additional mezzanine storage. The warehouse AC unit and dock were updated in 2017. Ample parking is available. The building is located just off Route 14 and Virginia Road.
Key Highlights
- 10,570 SF Freestanding, Fully Air‑Conditioned Industrial Building
- Excellent Location Just Off Route 14 and Virginia Road
- High Ceilings (up to 24')
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
$55,250
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
8.31%
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%
$1,105,000
$1.1M
Cap Rate 7%
$789,286
$789.3K
Cap Rate 9%
$613,889
$613.9K
Market Conditions
NOI Build-Up for 10,570 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
$68.5K $6.48/SF
− Vacancy
−$3.5K −$0.33/SF
EGI
$65.0K $6.15/SF
− OpEx
−$9.8K −$0.92/SF
NOI
$55.3K $5.23/SF
Area
McHenry County, IL
Vacancy
5.10%
Lease Rate
$6.48 /SF/Yr
Expense Ratio
15.00%
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%
$1,105,000
Cap Rate 7%
$789,286
Cap Rate 9%
$613,889
Alternative Uses
Best Use
Warehouse
$789.3K
$690.6K – $920.8K
NOI $55,250 @ 7.0% cap · market cap 8.31%
Second Best
Industrial
$650.0K
$568.8K – $758.3K
NOI $45,500 @ 7.0% cap · market cap 6.84%
Theoretical Best
Office A
$3.65M
$3.19M – $4.26M
NOI $255,454 @ 7.0% cap · market cap 38.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,099
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 60014, IL
48,275
Population
18,135
Households
2.7
Avg Household Size
40
Median Age
42%
College-Educated
94%
High-School Grad
25.1 sq mi
ZIP Area
1,923
Density / Sq Mi
$104,657
Median Household Income
$50,805
Median Earnings
$1,429
Median Rent
$296,100
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.
Similar Off Market Nearby
- CubeSmart Self Storage — 7209 Teckler Blvd, Crystal Lake, IL 60014
- Lou Street Lockup — 6205 Lou St, Crystal Lake, IL 60014
- West Dock — Commercial Rd, Crystal Lake, IL 60014
- East Dock — 6208 Commercial Rd, Crystal Lake, IL 60014
- Crystal Lake Self Storage — 647 Teckler Blvd, Crystal Lake, IL 60014
Frequently Asked Questions
What type of property is this?
Warehouse - 10,570 SF industrial building with high ceilings and docks.
Where is this warehouse located?
The property is located at 6126 Factory Road Crystal Lake, IL.
What is the asking price?
The asking price for this property is $665,000.
What are key features of this property?
This property features: 10,570 SF Freestanding, Fully Air‑Conditioned Industrial Building; Excellent Location Just Off Route 14 and Virginia Road; High Ceilings (up to 24')
