Office Suite with
For Sale
Contact for pricing
800 E Woodfield Road Suite 117, Schaumburg, IL 60173
Well-appointed office condo featuring a reception area, two private offices, and a conference room with kitchenette.
Property Size960 SF
Price / SF$260.42
Days on Market54
Property Features for 800 E Woodfield Road Suite 117
General Information
Standard status
Active
Size
960 SF
Property subtype
Office
Additional Details
Highway Access
Yes
Listing Agency:
Coldwell Banker Commercial NRT Chicago
(847) 301-3100
Listed By:
Lisa Gagliano · License #475.126007
Source:
Crexi
Added: Jun 16
Changed: Jul 10
Last Checked: Aug 7 at 12:42AM
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 Coldwell Banker Commercial NRT Chicago
Investment Insights
Based on property information with market context.
This commercial condo office suite is configured for professional use, with a waiting/reception area and two private offices, each with large windows. A spacious conference room offers flexibility as either a meeting space or an additional office. The suite also includes a kitchenette, supporting day-to-day operations for a tenant or owner-user.
The property is located in a business district and part of the Courtyards of Woodfield. It is positioned near Woodfield Mall and within convenient access to I-90 and I-290 expressways, making it well-suited for commuting clients and staff.
The layout supports a range of office-based businesses that need a formal front area, individual workspaces, and a dedicated room for meetings. Offered for sale as a commercial condo, it may appeal to both owner-users seeking a ready-to-occupy setup and investors looking for a straightforward office configuration within a well-known Schaumburg business corridor.
The property is located in a business district and part of the Courtyards of Woodfield. It is positioned near Woodfield Mall and within convenient access to I-90 and I-290 expressways, making it well-suited for commuting clients and staff.
The layout supports a range of office-based businesses that need a formal front area, individual workspaces, and a dedicated room for meetings. Offered for sale as a commercial condo, it may appeal to both owner-users seeking a ready-to-occupy setup and investors looking for a straightforward office configuration within a well-known Schaumburg business corridor.
Key Highlights
- Commercial condo at Courtyards of Woodfield in the business district
- Office suite includes a waiting/reception area with two private offices featuring large windows
- Includes a large conference room plus a kitchenette
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
$13,237
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
5.29%
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%
$264,740
$264.7K
Cap Rate 7%
$189,100
$189.1K
Cap Rate 9%
$147,078
$147.1K
Market Conditions
NOI Build-Up for 960 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
$23.5K $24.48/SF
− Vacancy
−$5.9K −$6.10/SF
EGI
$17.6K $18.38/SF
− OpEx
−$4.4K −$4.60/SF
NOI
$13.2K $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%
$264,740
Cap Rate 7%
$189,100
Cap Rate 9%
$147,078
Alternative Uses
Best Use
Office B
$189.1K
$165.5K – $220.6K
NOI $13,237 @ 7.0% cap · market cap 5.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$331.4K
$290.0K – $386.7K
NOI $23,201 @ 7.0% cap · market cap 9.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
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 - Well-appointed office condo featuring a reception area, two private offices, and a conference room with kitchenette.
Where is this office units located?
The property is located at 800 E Woodfield Road Suite 117 Schaumburg, IL.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Commercial condo at Courtyards of Woodfield in the business district; Office suite includes a waiting/reception area with two private offices featuring large windows; Includes a large conference room plus a kitchenette
