Flexible Executive Office
For Sale
$1,200,000
852 W Bartlett Rd, Bartlett, IL 60103
Office condo with private rooms, collaborative areas, garage storage, and a layout that can support multiple suites.
Property Size7,610 SF
Lot Size5.00 Acres
Price / SF$157.69
Days on Market13
Property Features for 852 W Bartlett Rd
General Information
Standard status
Active
Size
7,610 SF
Total Parking Spaces
2
Lot size
5.00 Acres
Property subtype
Commercial
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Sprinkler System
Yes
Office Units
1
Amenities
conference/training room
IT/hardware room
storage rooms
eat-in kitchen
ADA compliant
scenic golf course views
Building Details
Year Built
1985
Listing Agency:
Keller Williams Inspire
Listed By:
Rudy Johnson · License #475.139695,IL
(630) 201-4130
Source:
Searchillinoishomesforsale
Added: Aug 26
Changed: Sep 7
Last Checked: Sep 7 at 10:01AM
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 Keller Williams Inspire
Investment Insights
Based on property information with market context.
This office condo provides 6,811 square feet of conditioned workspace plus an attached 510-square-foot garage and storage area. The interior includes 8+ private offices, a reception and waiting area, three open work zones, a conference and training room, an IT and computer room, storage and file rooms, and an eat-in kitchen measuring 13'4" by 27'6". The layout can be arranged as one headquarters or divided into two or three suites with separate entrances and central corridors. The property is fully ADA compliant and includes multiple restroom blocks and fire sprinkler protection.
The office occupies a 5-acre setting with golf course views. It is minutes from Downtown Bartlett, the Metra train station, and major expressways. The attached garage measures 24' x 22' and accommodates two cars.
The office occupies a 5-acre setting with golf course views. It is minutes from Downtown Bartlett, the Metra train station, and major expressways. The attached garage measures 24' x 22' and accommodates two cars.
Key Highlights
- 6,811 SF of conditioned office space plus a 510 SF attached garage
- 8+ private offices, reception area, and 3 open workspace zones
- Can be divided into 2 or 3 suites with dedicated entryways
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
$104,929
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
8.74%
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%
$2,098,580
$2.1M
Cap Rate 7%
$1,498,986
$1.5M
Cap Rate 9%
$1,165,878
$1.2M
Market Conditions
NOI Build-Up for 7,610 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
$186.3K $24.48/SF
− Vacancy
−$46.4K −$6.10/SF
EGI
$139.9K $18.38/SF
− OpEx
−$35.0K −$4.60/SF
NOI
$104.9K $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%
$2,098,580
Cap Rate 7%
$1,498,986
Cap Rate 9%
$1,165,878
Alternative Uses
Best Use
Office B
$1.50M
$1.31M – $1.75M
NOI $104,929 @ 7.0% cap · market cap 8.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.63M
$2.30M – $3.07M
NOI $183,917 @ 7.0% cap · market cap 15.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Yes
Sprinkler system
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
245
Businesses Nearby
Explore this area
Business Placement
Demographics for 60103, IL
41,740
Population
14,995
Households
2.8
Avg Household Size
41
Median Age
48%
College-Educated
95%
High-School Grad
18.4 sq mi
ZIP Area
2,268
Density / Sq Mi
$131,552
Median Household Income
$64,113
Median Earnings
$1,851
Median Rent
$353,300
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 - Office condo with private rooms, collaborative areas, garage storage, and a layout that can support multiple suites.
Where is this office units located?
The property is located at 852 W Bartlett Rd Bartlett, IL.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 6,811 SF of conditioned office space plus a 510 SF attached garage; 8+ private offices, reception area, and 3 open workspace zones; Can be divided into 2 or 3 suites with dedicated entryways
