Multi-Suite Office
For Sale
$990,000
8265 S Archer Avenue, Willow Springs, IL 60480
Four separately accessed office suites include shared conferencing, reception, and on-site parking.
Property Size4,954 SF
Price / SF$199.84
Days on Market8
Property Features for 8265 S Archer Avenue
General Information
Standard status
Active
Size
4,954 SF
Property subtype
Commercial
Zoning
COMMR
Occupancy
100%
Additional Details
Highway Access
Yes
Office Units
4
Taxes and HOA fees
Annual Taxes
$19,651
Amenities
separate entrances
conference rooms
reception area
landscaped grounds
Building Details
Building Size
4,954 SF
Year Built
1999
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Pavlova Properties
(630) 242-6002
Listed By:
Katerina Pavlova
(630) 242-6002
Source:
Gia-sells
Added: Aug 12
Changed: Aug 13
Last Checked: Aug 17 at 11:02PM
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 Pavlova Properties
Investment Insights
Based on property information with market context.
Built in 1999, this 4,954-square-foot office building contains four suites, each with a separate entrance and parking. The interior includes conference rooms, a reception area, and custom-designed build-outs. Landscaped grounds and a corner position add to the property's physical presentation, while signage opportunity and traffic flow support its commercial profile.
The property is located at 8265 S Archer Avenue in Willow Springs, Illinois, with access to expressways. Zoning is designated COMMR. The building is fully leased to long-term tenants, providing an existing occupied office configuration for an acquisition-focused buyer.
The property is located at 8265 S Archer Avenue in Willow Springs, Illinois, with access to expressways. Zoning is designated COMMR. The building is fully leased to long-term tenants, providing an existing occupied office configuration for an acquisition-focused buyer.
Key Highlights
- 4,954‑square‑foot office building completed in 1999
- Four office suites with separate entrances and parking
- Conference rooms, reception area, and custom‑designed build‑outs
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
$68,308
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
6.90%
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%
$1,366,160
$1.4M
Cap Rate 7%
$975,829
$975.8K
Cap Rate 9%
$758,978
$759.0K
Market Conditions
NOI Build-Up for 4,954 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
$121.3K $24.48/SF
− Vacancy
−$30.2K −$6.10/SF
EGI
$91.1K $18.38/SF
− OpEx
−$22.8K −$4.60/SF
NOI
$68.3K $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%
$1,366,160
Cap Rate 7%
$975,829
Cap Rate 9%
$758,978
Alternative Uses
Best Use
Office B
$975.8K
$853.9K – $1.14M
NOI $68,308 @ 7.0% cap · market cap 6.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.71M
$1.50M – $2.00M
NOI $119,727 @ 7.0% cap · market cap 12.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Office units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
156
Businesses Nearby
Explore this area
Business Placement
Demographics for 60480, IL
5,272
Population
2,441
Households
2.2
Avg Household Size
47
Median Age
38%
College-Educated
95%
High-School Grad
11.2 sq mi
ZIP Area
471
Density / Sq Mi
$97,311
Median Household Income
$52,660
Median Earnings
$1,328
Median Rent
$355,600
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 building - Four separately accessed office suites include shared conferencing, reception, and on-site parking.
Where is this office building located?
The property is located at 8265 S Archer Avenue Willow Springs, IL.
What is the asking price?
The asking price for this property is $990,000.
What are key features of this property?
This property features: 4,954‑square‑foot office building completed in 1999; Four office suites with separate entrances and parking; Conference rooms, reception area, and custom‑designed build‑outs
