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    Industrial Distribution Facility with Office Title is generated by Realmo AI

    821 Bluff Road, Romeoville, IL 60446

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    Divisible warehouse with 32-foot clear height, dock-high access, and dedicated office space for distribution-focused tenants.

    Type:Industrial
    Property size:
    506,777 SF
    Added:
    Jun 4, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 6 at 4:02 am

    Property Features for 821 Bluff Road

    General Information

    Standard status
    Active
    Size
    506,777 SF
    Property subtype
    Industrial

    Spaces For Lease

    at 821 Bluff Road Contact us

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    Listing Contact
    Traci Payette

    Listing agent Traci Payette

    Listing office CBRE | Chicago

    Listing date Jun 4, 2026

    Source Cbre

    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 CBRE | Chicago

    HighLights

    • 506,777 SF industrial facility with 506,777 SF available and divisible floorplan (up to 147,657 SF)
    • Dedicated office space totaling 7,038 SF (Unit A: 3,519 SF; Unit B: 3,519 SF)
    • 32’ clear height with 50’ x 50’ column spacing for efficient warehouse operations
    • Loading capacity includes 79 dock‑high doors (expandable) plus 5 drive‑in doors
    • Truck circulation and parking: 135’ truck court depth, 60’ speed bay, 48 trailer stalls (expandable), and 66 car spaces (expandable)
    • Warehouse improvements include ESFR sprinkler system and LED lighting with motion sensor controls

    Overview

    This 506,777-square-foot industrial facility is designed for flexible distribution operations, with the space available as a whole or divisible. Warehouse clear height reaches 32 feet with efficient 50-foot by 50-foot column spacing, supporting a variety of material-handling configurations. The building is serviced by 79 dock-high doors that are expandable, as well as 5 drive-in doors. Truck circulation is supported by a 135-foot truck court depth and a 60-foot speed bay. The site includes LED lighting with motion sensors and an ESFR sprinkler system, along with expandable parking for 66 cars and 48 trailers.

    The property is located near I-55 and I-355 with access via Joliet Road or Route 53. It is also centrally positioned to BNSF, Union Pacific, and CSX intermodal facilities. Low Will County taxes are noted in the available information.

    For tenants seeking high-volume logistics and distribution space, the combination of dock-high capacity, truck court depth, and practical warehouse clear height can support day-to-day operations. The property also includes dedicated office space totaling 7,038 square feet, split into Unit A and Unit B at 3,519 square feet each, providing room for administrative and support functions alongside warehouse use.
    Location Intelligence

    Current Use by Public Records

    Midwest Air Tech Warehouse & Storage Gri Engineering & Development, ... Warehouse & Storage Gry Warehouse Storage Facility Gri Engineering Warehouse & Storage

    Suggested Use

    Restaurant Real Estate Agency Gym & Fitness Center Hotel & Motel Department Store Pharmacy Accounting Firm Auto Parts Store Kitchen & Bath Showroom HVAC Service

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Romeoville
    County
    Will
    State
    Illinois
    Longitude
    -88.0506967
    Latitude
    41.6729523

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    FAQs

    What type of property is this?
    Flex space - Divisible warehouse with 32-foot clear height, dock-high access, and dedicated office space for distribution-focused tenants.
    Where is this flex space located?
    The property is located at 821 Bluff Road Romeoville, IL.
    What are key features of this property?
    This property features: 506,777 SF industrial facility with 506,777 SF available and divisible floorplan (up to 147,657 SF); Dedicated office space totaling 7,038 SF (Unit A: 3,519 SF; Unit B: 3,519 SF); 32’ clear height with 50’ x 50’ column spacing for efficient warehouse operations
    (630) 573-7104
    We can help!
    Listing Contact
    Traci Payette
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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