Single-Story Brick Industrial
For Sale
$495,000
8115 W Grand Avenue, River Grove, IL 60171
Single-story brick facility with reception, private offices, manufacturing/warehouse space, and an 11'6" overhead door.
Property Size5,600 SF
Price / SF$95.19
Days on Market457
Property Features for 8115 W Grand Avenue
General Information
Standard status
Active
Size
5,600 SF
Total Parking Spaces
4
Property subtype
Commercial
Site & Location
Traffic Count
16,000 vehicles/day
Road Access
Yes
Additional Details
Drive-In Doors
1
Taxes and HOA fees
Annual Taxes
$15,750
Building Details
Building Size
5,600 SF
Year Built
1952
Stories
1
Units
1
Listing Agency:
Pontarelli Associates
(773) 631-6121
Listed By:
John Pontarelli · License #471014110
(773) 631-6121
Source:
Allinonerealestateco
Added: May 26, 2025
Changed: Aug 23
Last Checked: Aug 24 at 12:36PM
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 Pontarelli Associates
Investment Insights
Based on property information with market context.
This single-story brick industrial building includes a front entrance with a reception area and private offices totaling approximately 640+/- square feet. The rear portion provides production/manufacturing/warehouse space that is mostly open, along with a kitchen, bathroom, and a rear exit.
The property has a single 11'6" overhead door and features 4 paved parking spaces, with alley access. It also has new central air. Built in 1952 and continuously occupied since then by a printing company, the building is presented as an owner-user opportunity for another printing operation.
The site is described as being on heavily trafficked Grand Avenue with nearby retail and service uses, and a Metra train stop is noted as approximately four blocks away.
The property has a single 11'6" overhead door and features 4 paved parking spaces, with alley access. It also has new central air. Built in 1952 and continuously occupied since then by a printing company, the building is presented as an owner-user opportunity for another printing operation.
The site is described as being on heavily trafficked Grand Avenue with nearby retail and service uses, and a Metra train stop is noted as approximately four blocks away.
Key Highlights
- 5,200 SF single‑story brick building on heavily trafficked Grand Avenue in River Grove
- Front reception area plus private offices totaling 640+/- SF
- Production/manufacturing/warehouse area with mostly open layout, plus kitchen and bathroom
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
$27,181
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
5.49%
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%
$543,620
$543.6K
Cap Rate 7%
$388,300
$388.3K
Cap Rate 9%
$302,011
$302.0K
Market Conditions
NOI Build-Up for 5,200 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
$33.7K $6.48/SF
− Vacancy
−$1.7K −$0.33/SF
EGI
$32.0K $6.15/SF
− OpEx
−$4.8K −$0.92/SF
NOI
$27.2K $5.23/SF
Area
Cook County, IL
Vacancy
5.10%
Lease Rate
$6.48 /SF/Yr
Expense Ratio
15.00%
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%
$543,620
Cap Rate 7%
$388,300
Cap Rate 9%
$302,011
Alternative Uses
Best Use
Warehouse
$388.3K
$339.8K – $453.0K
NOI $27,181 @ 7.0% cap · market cap 5.49%
Second Best
Industrial
$319.8K
$279.8K – $373.1K
NOI $22,384 @ 7.0% cap · market cap 4.52%
Theoretical Best
Office A
$1.80M
$1.57M – $2.09M
NOI $125,673 @ 7.0% cap · market cap 25.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
16,000 VPD
Traffic count
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
589
Businesses Nearby
Explore this area
Business Placement
Demographics for 60171, IL
10,612
Population
4,456
Households
2.4
Avg Household Size
40
Median Age
26%
College-Educated
91%
High-School Grad
2.3 sq mi
ZIP Area
4,614
Density / Sq Mi
$74,793
Median Household Income
$43,696
Median Earnings
$1,230
Median Rent
$244,700
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?
Manufacturing property - Single-story brick facility with reception, private offices, manufacturing/warehouse space, and an 11'6" overhead door.
Where is this manufacturing property located?
The property is located at 8115 W Grand Avenue River Grove, IL.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 5,200 SF single‑story brick building on heavily trafficked Grand Avenue in River Grove; Front reception area plus private offices totaling 640+/- SF; Production/manufacturing/warehouse area with mostly open layout, plus kitchen and bathroom
