Mixed-Use Retail and Industrial
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For Sale
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7102 N Alpine Rd, Loves Park, IL 61111
Corner-site commercial property combining retail and industrial buildings across a substantial multi-building footprint.
Property Size25,562 SF
Price / SF$58.68
Days on Market4
Property Features for 7102 N Alpine Rd
General Information
Standard status
Active
Size
25,562 SF
Property subtype
RETAIL
Additional Details
Corner Location
Yes
Listing Agency:
GAMBINO REALTORS-Rkfd
(815) 670-4129
Listed By:
Mark Fiorello
(815) 670-4129
Source:
Moodyscre
Added: Aug 19
Changed: Aug 22
Last Checked: Aug 22 at 2:43AM
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 GAMBINO REALTORS-Rkfd
Investment Insights
Based on property information with market context.
This mixed-use commercial property comprises retail and industrial buildings totaling 25,562 square feet. The configuration combines distinct commercial building types within one property, supporting a range of retail and industrial operations.
The property occupies a corner location in Loves Park, Illinois. The listing includes 7102 N Alpine Rd, 1902 Windsor Rd, 7104 N Alpine, and 7100 N Alpine.
The property occupies a corner location in Loves Park, Illinois. The listing includes 7102 N Alpine Rd, 1902 Windsor Rd, 7104 N Alpine, and 7100 N Alpine.
Key Highlights
- 25,562 square feet of mixed‑use commercial property
- Retail and industrial buildings included
- Corner location in Loves Park, Illinois
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
$123,276
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
8.22%
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%
$2,465,520
$2.5M
Cap Rate 7%
$1,761,086
$1.8M
Cap Rate 9%
$1,369,733
$1.4M
Market Conditions
NOI Build-Up for 25,562 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
$190.2K $7.44/SF
− Vacancy
−$14.1K −$0.55/SF
EGI
$176.1K $6.89/SF
− OpEx
−$52.8K −$2.07/SF
NOI
$123.3K $4.82/SF
Area
Winnebago County, IL
Vacancy
7.40%
Lease Rate
$7.44 /SF/Yr
Expense Ratio
30.00%
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%
$2,465,520
Cap Rate 7%
$1,761,086
Cap Rate 9%
$1,369,733
Alternative Uses
Best Use
Retail
$5.38M
$4.71M – $6.27M
NOI $376,449 @ 7.0% cap · market cap 25.10%
Second Best
Mixed Use
$3.28M
$2.87M – $3.82M
NOI $229,291 @ 7.0% cap · market cap 15.29%
Theoretical Best
Office A
$6.97M
$6.10M – $8.13M
NOI $487,723 @ 7.0% cap · market cap 32.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
637
Businesses Nearby
Explore this area
Business Placement
Demographics for 61111, IL
23,028
Population
10,248
Households
2.2
Avg Household Size
41
Median Age
24%
College-Educated
92%
High-School Grad
14.2 sq mi
ZIP Area
1,622
Density / Sq Mi
$58,391
Median Household Income
$42,751
Median Earnings
$1,101
Median Rent
$143,700
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Corner-site commercial property combining retail and industrial buildings across a substantial multi-building footprint.
Where is this mixed-use property located?
The property is located at 7102 N Alpine Rd Loves Park, IL.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 25,562 square feet of mixed‑use commercial property; Retail and industrial buildings included; Corner location in Loves Park, Illinois
