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    West Loop Commercial Space Available Title is generated by Realmo AI

    15 S Racine Ave, Chicago, IL 60607

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    Commercial space in West Loop with seller financing opportunity.

    Type:Retail, Office
    Property size:
    1,150 SF
    Price / SF:
    $347/SF
    Added:
    May 26, 2020
    Days on Market:
    2203
    Last Refresh:
    May 19 at 8:36 pm

    Property Features for 15 S Racine Ave

    General Information

    Standard status
    Active
    Size
    1,150 SF
    Property subtype
    Retail, Office

    Building Details

    Year Built
    2009

    We can help!

    Listing Contact
    Jason Vondrachek

    Listing agent Jason Vondrachek License #471.007493

    Listing office Quest Realty Group

    Listing date May 26, 2020

    Source Crexi

    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 Quest Realty Group

    HighLights

    • 0% Seller Financing Available for 30 Months
    • Zero Landlord Responsibility (Seller Manages)
    • Attractive 6.72% Cap Rate
    • 22.2% Levered Annual Return During 0% Financing
    • Located in Ultra Prime West Loop
    • Tenant Pays All Utilities (Separately Metered)

    Overview

    Located in the West Loop, just south of the Madison/Racine stoplight intersection, this commercial space offers an opportunity with seller financing. The property has a 6.72% capitalization rate with a 22.2% levered annual return during the 0% seller financing period. The purchase price is $400,000, with $100,000 down and $300,000 seller financed at 0% for 30 months. The net operating income is $24,016. At the end of the 30-month period, the balance would be approximately $244,500, and the seller will continue to carry financing at 6% beyond the initial period. The seller will continue to manage the property. The real estate office has occupied the 1,150 square foot space for over 11 years. The tenant pays all utilities, which are separately metered for the space. Other spaces are available with similar terms in West Loop, Wicker Park, and Lakeview.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $44.2k $38.40
    − Vacancy −$11.3k −$9.79
    EGI $32.9k $28.61
    − OpEx −$8.2k −$7.15
    NOI $24.7k $21.46
    1,150 SF · lease $38.40/SF/yr · vacancy 25.50% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $352.5K
    $308.4K – $411.2K (±1% cap)
    NOI $24,674 @ 7.0% cap · market cap 6.17%
    Second Best
    Retail
    $227.3K
    $198.9K – $265.2K (±1% cap)
    NOI $15,910 @ 7.0% cap · market cap 3.98%
    Theoretical Best
    Office A
    $542.2K
    $474.5K – $632.6K (±1% cap)
    NOI $37,956 @ 7.0% cap · market cap 9.49%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Skin By Zana Spa & Massage Center

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Hair Salon Dental Office Nail Salon Food Market Grocery & Convenience Store Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Chicago
    County
    Cook
    State
    Illinois
    Longitude
    -87.6567925
    Latitude
    41.8810573

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    FAQs

    What type of property is this?
    Office units - Commercial space in West Loop with seller financing opportunity.
    Where is this office units located?
    The property is located at 15 S Racine Ave Chicago, IL.
    What is the asking price?
    The asking price for this property is $400,000.
    What are key features of this property?
    This property features: 0% Seller Financing Available for 30 Months; Zero Landlord Responsibility (Seller Manages); Attractive 6.72% Cap Rate
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Jason Vondrachek
    Real Estate License ID: 471.007493
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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