Office Condo with Conference
For Sale
$250,000
800 E Woodfield Rd Unit 117, Schaumburg, IL 60173
Configured with reception, two private offices, a conference room, and kitchenette.
Property Size960 SF
Price / SF$260.42
Days on Market21
Property Features for 800 E Woodfield Rd Unit 117
General Information
Standard status
Active
Size
960 SF
Additional Details
Highway Access
Yes
Building Details
Year Built
2006
Listing Agency:
Coldwell Banker Realty
(773) 818-1888
Listed By:
Lisa Perry
Source:
Liveliferealty
Added: Aug 9
Changed: Aug 28
Last Checked: Aug 29 at 12:27PM
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 Realty
Investment Insights
Based on property information with market context.
This 960-square-foot office condominium at Courtyards of Woodfield was built in 2006. The suite includes a waiting and reception area, two private offices with large windows, and a conference room that can also serve as an additional office. A kitchenette is included within the suite.
The property is located at 800 E Woodfield Rd Unit 117 in Schaumburg, Illinois. Woodfield Mall is nearby, with access to I-90 and I-290 expressways also noted in the property information.
The property is located at 800 E Woodfield Rd Unit 117 in Schaumburg, Illinois. Woodfield Mall is nearby, with access to I-90 and I-290 expressways also noted in the property information.
Key Highlights
- 960 SF office condominium at Courtyards of Woodfield
- Waiting and reception area included
- Two private offices with large windows
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 - Configured with reception, two private offices, a conference room, and kitchenette.
Where is this office units located?
The property is located at 800 E Woodfield Rd Unit 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: 960 SF office condominium at Courtyards of Woodfield; Waiting and reception area included; Two private offices with large windows
