Industrial Flex Warehouse with
For Sale
Contact for pricing
Pending
670 E Calhoun St, Woodstock, IL 60098
Clear-span warehouse with radiant floor heat, triple catch drains, and retail frontage with outside storage.
Property Size17,587 SF
Lot Size1.60 Acres
Days on Market392
Property Features for 670 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
Building Details
Construction
Clear Span
Listing Agency:
Cawley Chicago
(312) 766-4281
Listed By:
David Conroy · License #IL 475157955
(773) 307-5401
Source:
Moodyscre
Added: Aug 22, 2025
Changed: Sep 9
Last Checked: Sep 16 at 3:54PM
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 industrial flex warehouse includes a clear-span warehouse design, radiant floor heat, a flex-core roof, and a triple catch floor drain system. The property also features retail frontage and outside storage, making it well-suited for industrial, retail, or service-oriented operations.
The site spans 1.6 acres and is located between O’Hare and Rockford. It is described as being in an Enterprise Zone and within a TIF district.
The property is listed for sale as a 17,587-square-foot asset and carries zoning identified as B-3.
The site spans 1.6 acres and is located between O’Hare and Rockford. It is described as being in an Enterprise Zone and within a TIF district.
The property is listed for sale as a 17,587-square-foot asset and carries zoning identified as B-3.
Key Highlights
- 17,587 SF clear‑span warehouse on 1.6 acres
- Radiant floor heat, flex core roof, and triple catch floor drain
- Retail frontage plus outside storage
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
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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
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Market
Vacancy Rate% for Industrial in Midwest region
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- 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 - Clear-span warehouse with radiant floor heat, triple catch drains, and retail frontage with outside storage.
Where is this flex space located?
The property is located at 670 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 clear‑span warehouse on 1.6 acres; Radiant floor heat, flex core roof, and triple catch floor drain; Retail frontage plus outside storage
