Industrial Flex
New
For Sale
$324,900
6804 Hobson Valley Dr Unit 119, Woodridge, IL 60517
Warehouse and office areas provide a practical setting for varied business operations.
Property Size2,400 SF
Price / SF$135.38
Days on Market2
Property Features for 6804 Hobson Valley Dr Unit 119
General Information
Standard status
Active
Size
2,400 SF
Building Details
Year Built
1988
Listing Agency:
Keller Williams Experience
Listed By:
Sheila Hayes
(630) 598-0755
Source:
Grandviewrealtyservices
Added: Sep 2
Changed: Sep 3
Last Checked: Sep 3 at 2:39AM
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 Keller Williams Experience
Investment Insights
Based on property information with market context.
This industrial condominium offers approximately 2,400 square feet of usable space arranged for warehouse and office functions. The interior includes 18-foot ceilings, a drive-in overhead door, mezzanine storage, and parking, creating a practical configuration for business operations. Built in 1988, the property combines work and administrative areas within a single commercial unit.
Located in Woodridge near I-355, the property is zoned M-1 Industrial. Its warehouse-office format and existing loading access provide a functional base for a range of business uses, including contractor and small-business operations.
Located in Woodridge near I-355, the property is zoned M-1 Industrial. Its warehouse-office format and existing loading access provide a functional base for a range of business uses, including contractor and small-business operations.
Key Highlights
- Approximately 2,400 square feet of usable industrial condo space
- 18‑foot ceilings for warehouse operations and storage
- Drive‑in overhead door
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
$25,272
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
7.78%
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%
$505,440
$505.4K
Cap Rate 7%
$361,029
$361.0K
Cap Rate 9%
$280,800
$280.8K
Market Conditions
NOI Build-Up for 2,400 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
$43.2K $18.00/SF
− Vacancy
−$4.3K −$1.80/SF
EGI
$38.9K $16.20/SF
− OpEx
−$13.6K −$5.67/SF
NOI
$25.3K $10.53/SF
Area
DuPage County, IL
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$505,440
Cap Rate 7%
$361,029
Cap Rate 9%
$280,800
Alternative Uses
Best Use
Office B
$472.7K
$413.7K – $551.5K
NOI $33,092 @ 7.0% cap · market cap 10.19%
Second Best
Flex RnD
$361.0K
$315.9K – $421.2K
NOI $25,272 @ 7.0% cap · market cap 7.78%
Theoretical Best
Office A
$828.6K
$725.0K – $966.7K
NOI $58,003 @ 7.0% cap · market cap 17.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
630
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 60517, IL
33,276
Population
13,270
Households
2.5
Avg Household Size
39
Median Age
45%
College-Educated
94%
High-School Grad
9.3 sq mi
ZIP Area
3,578
Density / Sq Mi
$96,357
Median Household Income
$52,991
Median Earnings
$1,507
Median Rent
$342,000
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Similar Off Market Nearby
- Ed's Kitchen — 3010 Hobson Rd, Woodridge, IL 60517
Frequently Asked Questions
What type of property is this?
Flex space - Warehouse and office areas provide a practical setting for varied business operations.
Where is this flex space located?
The property is located at 6804 Hobson Valley Dr Unit 119 Woodridge, IL.
What is the asking price?
The asking price for this property is $324,900.
What are key features of this property?
This property features: Approximately 2,400 square feet of usable industrial condo space; 18‑foot ceilings for warehouse operations and storage; Drive‑in overhead door
