Up-Down Duplex with Private
For Sale
$335,000
Pending
855-857 Rhodes Street, Woodstock, IL 60098
Well maintained duplex with separate decks and private garages, with recent major systems and shared property upkeep support.
Property Size2,024 SF
Days on Market71
Property Features for 855-857 Rhodes Street
General Information
Standard status
Pending
Size
2,024 SF
Total Parking Spaces
2
Property subtype
Two to Four Units / 2 Flat
Occupancy
100%
Additional Details
Business Included
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,833
Building Details
Year Built
1978
Tenancy
Multi
Listing Agency:
Compass
(815) 790-9710
Listed By:
Nancy Sobol · License #475128142
(815) 790-9710
Source:
Compass
Added: Jun 15
Changed: Aug 23
Last Checked: Jul 24 at 5:12PM
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 Compass
Investment Insights
Based on property information with market context.
This immaculate, well maintained up-and-down duplex offers two matching layouts, each with its own private garage and separate deck. An additional space in the upstairs unit can be used for a small office or storage, and an unfinished basement has previously been used as a workout area by both tenants. For owner convenience, there is also a lockable 8 x 10 room for maintenance equipment. The property reflects pride of ownership and includes numerous recent improvements: roof (’19), battery backup for sump (’26), washers and dryers (’20), water heaters (’26 and ’22), paint (’25), AC (’21 and ’22), windows (’14), and garage doors (’14). Furnaces are older but have been serviced yearly and are reported to have plenty of life left.
The duplex is located on a quiet cul-de-sac and is within walking distance to the Square, Metra, and nearby amenities.
Both units are currently rented, and the building has historically required turning away prospective tenants. With maintenance-friendly storage for the owner, in-unit outdoor space via the decks, and an upstairs flex area for additional use, the property is suited to buyers looking for a clean, well-improved residential income duplex with practical day-to-day functionality.
The duplex is located on a quiet cul-de-sac and is within walking distance to the Square, Metra, and nearby amenities.
Both units are currently rented, and the building has historically required turning away prospective tenants. With maintenance-friendly storage for the owner, in-unit outdoor space via the decks, and an upstairs flex area for additional use, the property is suited to buyers looking for a clean, well-improved residential income duplex with practical day-to-day functionality.
Key Highlights
- Duplex built in 1978 with both units having private garages and separate decks
- Recent updates include roof (2019), AC (2021 and 2022), and window replacements (2014)
- Major systems updated: water heaters (2022 and 2026), battery backup for sump (2026)
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
$20,089
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
6.00%
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%
$401,780
$401.8K
Cap Rate 7%
$286,986
$287.0K
Cap Rate 9%
$223,211
$223.2K
Market Conditions
NOI Build-Up for 2,024 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
$31.1K $15.36/SF
− Vacancy
−$2.4K −$1.18/SF
EGI
$28.7K $14.18/SF
− OpEx
−$8.6K −$4.25/SF
NOI
$20.1K $9.93/SF
Area
McHenry County, IL
Vacancy
7.69%
Lease Rate
$15.36 /SF/Yr
Expense Ratio
30.00%
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%
$401,780
Cap Rate 7%
$286,986
Cap Rate 9%
$223,211
Alternative Uses
Best Use
Multifamily LT 5
$287.0K
$251.1K – $334.8K
NOI $20,089 @ 7.0% cap · market cap 6.00%
Second Best
Apartment 5plus
$254.3K
$222.5K – $296.7K
NOI $17,801 @ 7.0% cap · market cap 5.31%
Theoretical Best
Office A
$698.8K
$611.5K – $815.3K
NOI $48,916 @ 7.0% cap · market cap 14.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
392
Businesses Nearby
Explore this area
Business Placement
Demographics for 60098, IL
33,153
Population
13,310
Households
2.5
Avg Household Size
40
Median Age
33%
College-Educated
91%
High-School Grad
104.8 sq mi
ZIP Area
316
Density / Sq Mi
$92,749
Median Household Income
$42,799
Median Earnings
$1,178
Median Rent
$257,900
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Well maintained duplex with separate decks and private garages, with recent major systems and shared property upkeep support.
Where is this duplex located?
The property is located at 855-857 Rhodes Street Woodstock, IL.
What is the asking price?
The asking price for this property is $335,000.
What are key features of this property?
This property features: Duplex built in 1978 with both units having private garages and separate decks; Recent updates include roof (2019), AC (2021 and 2022), and window replacements (2014); Major systems updated: water heaters (2022 and 2026), battery backup for sump (2026)
