Strip Mall with Rear
New
For Sale
$1,350,000
90 Barney Dr, Joliet, IL 60435
Fresh paint, select new flooring, and accessible bathrooms support flexible commercial occupancy.
Property Size5,500 SF
Price / SF$245.45
Days on Market3
Property Features for 90 Barney Dr
General Information
Standard status
Active
Size
5,500 SF
Total Parking Spaces
37
Property subtype
Commercial
Additional Details
Highway Access
Yes
Amenities
handicap-accessible bathroom
loading/unloading access
green space
Building Details
Year Built
1999
Buildings
1
Tenancy
Multi
Listing Agency:
Coldwell Banker Real Estate Group
(708) 301-4700
Listed By:
Bonnie Willis · License #475157605
Source:
Illianahomesource
Added: Aug 31
Changed: Sep 1
Last Checked: Sep 1 at 8:47PM
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 Coldwell Banker Real Estate Group
Investment Insights
Based on property information with market context.
This 5,500-square-foot strip mall, built in 1999, offers individual commercial units ranging from approximately 1,300 SF to 5,500 SF. The property has been freshly painted, and select suites include new flooring. Each unit has its own handicap-accessible bathroom. Rear doors provide access for loading and unloading, with additional parking and green space behind the building.
The property is positioned across from Walmart, Menards, and a major auto dealership, with access to I-55, the airport, and a nearby golf course. Presence Hospital is approximately 0.7 mile away. A newly sealed and striped lot provides approximately 37 parking spaces across the front and rear of the building. Potential uses identified for the property include medical or professional offices, service businesses, retail, salon or spa, daycare, restaurant, and bar operations, subject to zoning and municipal approval.
The property is positioned across from Walmart, Menards, and a major auto dealership, with access to I-55, the airport, and a nearby golf course. Presence Hospital is approximately 0.7 mile away. A newly sealed and striped lot provides approximately 37 parking spaces across the front and rear of the building. Potential uses identified for the property include medical or professional offices, service businesses, retail, salon or spa, daycare, restaurant, and bar operations, subject to zoning and municipal approval.
Key Highlights
- 5,500‑square‑foot strip mall built in 1999
- Individual units range from approximately 1,300 SF to 5,500 SF
- Approximately 37 parking spaces in front and rear lots
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
$53,419
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
3.96%
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%
$1,068,380
$1.1M
Cap Rate 7%
$763,129
$763.1K
Cap Rate 9%
$593,544
$593.5K
Market Conditions
NOI Build-Up for 5,500 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
$82.5K $15.00/SF
− Vacancy
−$6.2K −$1.13/SF
EGI
$76.3K $13.88/SF
− OpEx
−$22.9K −$4.16/SF
NOI
$53.4K $9.71/SF
Area
Joliet, IL
Vacancy
7.50%
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%
$1,068,380
Cap Rate 7%
$763,129
Cap Rate 9%
$593,544
Alternative Uses
Best Use
Retail
$763.1K
$667.7K – $890.3K
NOI $53,419 @ 7.0% cap · market cap 3.96%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.62M
$1.42M – $1.89M
NOI $113,520 @ 7.0% cap · market cap 8.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,805
Businesses Nearby
359k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 31%
Shops & Services 23%
Dining 23%
Home Improvements & Furnishings 15%
Walmart
Superstores
110,582 visits/mo
0.4 miles
Menards
Home Improvements & Furnishings
52,960 visits/mo
0.4 miles
Aldi
Groceries
25,410 visits/mo
0.2 miles
Thorntons
Shops & Services
21,503 visits/mo
0.4 miles
Starbucks
Dining
16,524 visits/mo
0.2 miles
Demographics for 60435, IL
48,927
Population
20,162
Households
2.4
Avg Household Size
37
Median Age
23%
College-Educated
85%
High-School Grad
10.8 sq mi
ZIP Area
4,530
Density / Sq Mi
$74,967
Median Household Income
$41,201
Median Earnings
$1,145
Median Rent
$217,200
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Strip mall - Fresh paint, select new flooring, and accessible bathrooms support flexible commercial occupancy.
Where is this strip mall located?
The property is located at 90 Barney Dr Joliet, IL.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: 5,500‑square‑foot strip mall built in 1999; Individual units range from approximately 1,300 SF to 5,500 SF; Approximately 37 parking spaces in front and rear lots
