Office Unit with Reception
For Sale
$679,900
800 E Woodfield Road, Schaumburg, IL 60173
Professional suite with flexible office and medical-room configuration within a connected Schaumburg commercial complex.
Property Size22,800 SF
Price / SF$261.50
Days on Market131
Property Features for 800 E Woodfield Road
General Information
Standard status
Active
Size
22,800 SF
Property subtype
Commercial
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$11,369
Building Details
Building Size
22,800 SF
Year Built
2006
Stories
1
Listing Agency:
Sperry Van Ness
(312) 676-1866
Listed By:
Olivia Czyzynski · License #475146577
(312) 676-1866
Source:
Midwestrealestate
Added: Mar 31
Changed: Aug 7
Last Checked: Aug 5 at 11:07AM
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 Sperry Van Ness
Investment Insights
Based on property information with market context.
Located at 800 E Woodfield Road, Suites 115 and 116 comprise a 2,600-square-foot office unit within the Courtyards of Woodfield. The layout includes an open reception area and five office or medical rooms, providing a defined arrangement for professional operations and client-facing use. The property was built in 2006.
The Schaumburg location provides access to I-90, I-290, and Highway 53, supporting convenient travel to and from the suite. Its placement within an established commercial complex offers a practical setting for an office-based business or professional practice.
The Schaumburg location provides access to I-90, I-290, and Highway 53, supporting convenient travel to and from the suite. Its placement within an established commercial complex offers a practical setting for an office-based business or professional practice.
Key Highlights
- 2,600‑square‑foot office unit at 800 E Woodfield Road, Suites 115 and 116
- Open reception area with five office or medical rooms
- Located within the Courtyards of Woodfield in Schaumburg
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
$35,850
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
5.27%
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%
$717,000
$717.0K
Cap Rate 7%
$512,143
$512.1K
Cap Rate 9%
$398,333
$398.3K
Market Conditions
NOI Build-Up for 2,600 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
$63.6K $24.48/SF
− Vacancy
−$15.8K −$6.10/SF
EGI
$47.8K $18.38/SF
− OpEx
−$11.9K −$4.60/SF
NOI
$35.8K $13.79/SF
Area
Cook County, IL
Vacancy
24.90%
Lease Rate
$24.48 /SF/Yr
Expense Ratio
25.00%
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%
$717,000
Cap Rate 7%
$512,143
Cap Rate 9%
$398,333
Alternative Uses
Best Use
Office B
$512.1K
$448.1K – $597.5K
NOI $35,850 @ 7.0% cap · market cap 5.27%
Second Best
Healthcare Medical
$492.1K
$430.6K – $574.1K
NOI $34,445 @ 7.0% cap · market cap 5.07%
Theoretical Best
Office A
$897.7K
$785.5K – $1.05M
NOI $62,836 @ 7.0% cap · market cap 9.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,304
Businesses Nearby
Explore this area
Business Placement
Demographics for 60173, IL
13,764
Population
6,901
Households
2
Avg Household Size
35
Median Age
67%
College-Educated
97%
High-School Grad
6.4 sq mi
ZIP Area
2,151
Density / Sq Mi
$99,975
Median Household Income
$68,305
Median Earnings
$1,786
Median Rent
$311,200
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Professional suite with flexible office and medical-room configuration within a connected Schaumburg commercial complex.
Where is this office units located?
The property is located at 800 E Woodfield Road Schaumburg, IL.
What is the asking price?
The asking price for this property is $679,900.
What are key features of this property?
This property features: 2,600‑square‑foot office unit at 800 E Woodfield Road, Suites 115 and 116; Open reception area with five office or medical rooms; Located within the Courtyards of Woodfield in Schaumburg
