Flex Space with
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For Sale
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6804 Hobson Valley Drive 119, Woodridge, IL 60517
M-1-zoned industrial condo combining warehouse and office functionality with vehicle access and on-site parking.
Property Size2,400 SF
Price / SF$135.38
Days on Market7
Property Features for 6804 Hobson Valley Drive 119
General Information
Standard status
Active
Size
2,400 SF
Property subtype
Multifamily, Office, Special Purpose, Industrial
Zoning
M-1
Warehouse & Industrial
Clear Height
18 ft
Drive-In Doors
1
Additional Details
Asking Price
$324,900
Highway Access
Yes
Listing Agency:
Keller Williams Experience
Listed By:
Sheila Hayes
(630) 598-0755
Source:
Crexi
Added: Aug 31
Changed: Sep 5
Last Checked: Sep 5 at 2:46PM
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 flex space is configured as an industrial condominium with approximately 2,400 square feet of usable area. The interior combines warehouse and office components, with 18-foot ceilings, a drive-in overhead door, mezzanine storage, and parking. M-1 Industrial zoning supports a range of business operations.
The property is located at 6804 Hobson Valley Drive 119 in Woodridge, Illinois, near I-355. Its combination of work area, storage capacity, office space, and direct vehicle entry provides a practical setup for businesses requiring both operational and administrative functions.
The property is located at 6804 Hobson Valley Drive 119 in Woodridge, Illinois, near I-355. Its combination of work area, storage capacity, office space, and direct vehicle entry provides a practical setup for businesses requiring both operational and administrative functions.
Key Highlights
- Approximately 2,400 square feet of usable space
- 18‑foot ceilings support warehouse operations and storage
- Drive‑in overhead door provides direct vehicle access
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
Current Use
Lease Details
18 ft
Clear height
1
Drive-in doors
Yes
Highway access
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 - M-1-zoned industrial condo combining warehouse and office functionality with vehicle access and on-site parking.
Where is this flex space located?
The property is located at 6804 Hobson Valley Drive 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 space; 18‑foot ceilings support warehouse operations and storage; Drive‑in overhead door provides direct vehicle access
