2,560 SF Free Standing
For Sale
Contact for pricing
890 COG CIR, Crystal Lake, IL
2,560 SF building on 1.53 acres for sale.
Property Size2,560 SF
Lot Size1.53 Acres
Price / SF$312.11
Days on Market103
Property Features for 890 COG CIR
General Information
Standard status
Active
Size
2,560 SF
Total Parking Spaces
25
Lot size
1.53 Acres
Property subtype
Retail, Land
Zoning
B2-PUD
Lease Type
Gross
Investment Type
Redevelopment
Building Details
Year Built
1965
Buildings
1
Stories
1
Units
1
Tenancy
Single
Listing Agency:
Entre Commercial Realty LLC
(847) 854-2300
Listed By:
Kevin Kaplan, CCIM · License #IL 475168120
Source:
Crexi
Added: May 18
Changed: Aug 20
Last Checked: Aug 25 at 9:02PM
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 Entre Commercial Realty LLC
Investment Insights
Based on property information with market context.
For sale is a 2,560 SF free standing building situated on 1.53 acres. The building, formerly a church, is currently occupied by a printing company. An adjacent 2.5-acre parcel, approved for hotel development, is available for separate purchase, offering the potential to create a combined 4-acre development site. The property benefits from its proximity to various retail establishments, including Portillos, Texas Roadhouse, Edge Fitness, Menards, Chic-Fil-A, and Dunkin.
Key Highlights
- 2,560 SF free‑standing building on 1.53 acres.
- Adjacent 2.5 acres approved for a hotel is for sale separately and could be combined for a 4‑acre development.
- High‑traffic location near Portillos, Texas Roadhouse, Edge Fitness, Menards, Chic‑Fil‑A, and Dunkin'.
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
$24,703
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
3.09%
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%
$494,060
$494.1K
Cap Rate 7%
$352,900
$352.9K
Cap Rate 9%
$274,478
$274.5K
Market Conditions
NOI Build-Up for 2,560 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
$38.4K $15.00/SF
− Vacancy
−$3.1K −$1.22/SF
EGI
$35.3K $13.79/SF
− OpEx
−$10.6K −$4.14/SF
NOI
$24.7K $9.65/SF
Area
McHenry County, IL
Vacancy
8.10%
Lease Rate
$15.00 /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%
$494,060
Cap Rate 7%
$352,900
Cap Rate 9%
$274,478
Alternative Uses
Best Use
Retail
$352.9K
$308.8K – $411.7K
NOI $24,703 @ 7.0% cap · market cap 3.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$883.9K
$773.4K – $1.03M
NOI $61,870 @ 7.0% cap · market cap 7.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
48
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail property - 2,560 SF building on 1.53 acres for sale.
Where is this retail property located?
The property is located at 890 COG CIR Crystal Lake, IL.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: 2,560 SF free‑standing building on 1.53 acres.; Adjacent 2.5 acres approved for a hotel is for sale separately and could be combined for a 4‑acre development.; High‑traffic location near Portillos, Texas Roadhouse, Edge Fitness, Menards, Chic‑Fil‑A, and Dunkin'.
