Industrial Flex Warehouse with
For Sale
Contact for pricing
Pending
666 E Calhoun St, Woodstock, IL 60098
Flex core warehouse features clear span layout, radiant floor heat, and outside storage with retail frontage.
Property Size17,587 SF
Lot Size1.60 Acres
Days on Market155
Property Features for 666 E Calhoun St
General Information
Standard status
Pending
Size
17,587 SF
Lot size
1.60 Acres
Property subtype
INDUSTRIAL
Zoning
B-3
Additional Details
Outdoor Storage
Yes
Clear Span
Yes
Amenities
radiant floor heat
flex core roof
triple catch floor drain
clear span warehouse
retail frontage with outside storage
Listing Agency:
Cawley Chicago
(312) 766-4281
Listed By:
David Conroy · License #IL 475157955
(773) 307-5401
Source:
Moodyscre
Added: Apr 16
Changed: Sep 6
Last Checked: Sep 15 at 4:51AM
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 Cawley Chicago
Investment Insights
Based on property information with market context.
This flex warehouse totals 17,587 SF on 1.6 acres and is designed for a versatile mix of industrial and retail or service use. The building includes radiant floor heat, a flex core roof, a triple catch floor drain, and a clear span warehouse area.
The property offers retail frontage with outside storage and is located directly between O’Hare and Rockford. Nearby businesses include McDonald’s, Wendy’s, UPS, and Walgreens on IL-47.
Zoning is B-3, and the site is located within a TIF District and an Enterprise Zone.
The property offers retail frontage with outside storage and is located directly between O’Hare and Rockford. Nearby businesses include McDonald’s, Wendy’s, UPS, and Walgreens on IL-47.
Zoning is B-3, and the site is located within a TIF District and an Enterprise Zone.
Key Highlights
- 17,587 SF flex core warehouse on 1.6 acres with clear span warehouse layout
- Radiant floor heat and flex core roof
- Triple catch floor drain included
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
$91,929
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
8.36%
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%
$1,838,580
$1.8M
Cap Rate 7%
$1,313,271
$1.3M
Cap Rate 9%
$1,021,433
$1.0M
Market Conditions
NOI Build-Up for 17,587 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
$114.0K $6.48/SF
− Vacancy
−$5.8K −$0.33/SF
EGI
$108.2K $6.15/SF
− OpEx
−$16.2K −$0.92/SF
NOI
$91.9K $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%
$1,838,580
Cap Rate 7%
$1,313,271
Cap Rate 9%
$1,021,433
Alternative Uses
Best Use
Flex RnD
$1.50M
$1.31M – $1.75M
NOI $105,003 @ 7.0% cap · market cap 9.55%
Second Best
Warehouse
$1.31M
$1.15M – $1.53M
NOI $91,929 @ 7.0% cap · market cap 8.36%
Theoretical Best
Office A
$6.07M
$5.31M – $7.08M
NOI $425,039 @ 7.0% cap · market cap 38.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
747
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 60098, IL
33,153
Population
13,310
Households
2.5
Avg Household Size
40
Median Age
33%
College-Educated
91%
High-School Grad
104.8 sq mi
ZIP Area
316
Density / Sq Mi
$92,749
Median Household Income
$42,799
Median Earnings
$1,178
Median Rent
$257,900
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Antigua Mexican Grill (Woodstock) — 125 E Calhoun St, Woodstock, IL 60098
- Chi-Cal Katering — 240 N Throop St, Woodstock, IL 60098
Frequently Asked Questions
What type of property is this?
Flex space - Flex core warehouse features clear span layout, radiant floor heat, and outside storage with retail frontage.
Where is this flex space located?
The property is located at 666 E Calhoun St Woodstock, IL.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 17,587 SF flex core warehouse on 1.6 acres with clear span warehouse layout; Radiant floor heat and flex core roof; Triple catch floor drain included
