Two-Story Office
For Sale
$870,000
849 N Ellsworth St, Naperville, IL 60563
Renovated professional office property with private offices, separate floor metering, on-site parking, and monument signage.
Property Size2,983 SF
Price / SF$291.65
Days on Market28
Property Features for 849 N Ellsworth St
General Information
Standard status
Active
Size
2,983 SF
Site & Location
Highway Access
Yes
Public Transit
Yes
Amenities
monument sign
Building Details
Year Built
1950
Buildings
1
Stories
2
Abandoned
No
Listing Agency:
Brummel Properties, Inc.
(630) 699-3536
Listed By:
Anthony Brummel · License #471015302
Source:
Realtopiare
Added: Aug 2
Changed: Aug 28
Last Checked: Aug 25 at 5:21AM
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 Brummel Properties, Inc.
Investment Insights
Based on property information with market context.
This 1950 office building offers two levels of workspace plus a partially finished basement. The property includes multiple private offices, updated electrical systems, LED lighting, and new carpeting. Separate meters serve the first and second floors, supporting either multi-tenant occupancy or an owner-user arrangement. On-site parking and a monument sign provide practical support for occupants and business identification.
The property is in Naperville with reported daily traffic of approximately 28,000 vehicles. Access to I-88 and I-355, nearby Metra service, and public transportation connects the building with surrounding business, dining, and retail amenities. Downtown Naperville is just minutes away.
The property is in Naperville with reported daily traffic of approximately 28,000 vehicles. Access to I-88 and I-355, nearby Metra service, and public transportation connects the building with surrounding business, dining, and retail amenities. Downtown Naperville is just minutes away.
Key Highlights
- Two‑story office building constructed in 1950 with a partially finished basement
- Multiple private offices support professional suite configurations
- First and second floors are separately metered
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
$35,269
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
4.05%
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%
$705,380
$705.4K
Cap Rate 7%
$503,843
$503.8K
Cap Rate 9%
$391,878
$391.9K
Market Conditions
NOI Build-Up for 2,983 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
$62.3K $20.88/SF
− Vacancy
−$15.3K −$5.12/SF
EGI
$47.0K $15.76/SF
− OpEx
−$11.8K −$3.94/SF
NOI
$35.3K $11.82/SF
Area
Naperville, IL
Vacancy
24.50%
Lease Rate
$20.88 /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%
$705,380
Cap Rate 7%
$503,843
Cap Rate 9%
$391,878
Alternative Uses
Best Use
Office B
$503.8K
$440.9K – $587.8K
NOI $35,269 @ 7.0% cap · market cap 4.05%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$673.3K
$589.2K – $785.6K
NOI $47,133 @ 7.0% cap · market cap 5.42%
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
1,324
Businesses Nearby
Explore this area
Business Placement
Demographics for 60563, IL
37,997
Population
16,911
Households
2.2
Avg Household Size
38
Median Age
66%
College-Educated
96%
High-School Grad
14.6 sq mi
ZIP Area
2,603
Density / Sq Mi
$106,207
Median Household Income
$71,782
Median Earnings
$1,786
Median Rent
$422,900
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 - Renovated professional office property with private offices, separate floor metering, on-site parking, and monument signage.
Where is this office building located?
The property is located at 849 N Ellsworth St Naperville, IL.
What is the asking price?
The asking price for this property is $870,000.
What are key features of this property?
This property features: Two‑story office building constructed in 1950 with a partially finished basement; Multiple private offices support professional suite configurations; First and second floors are separately metered
