Industrial Manufacturing
For Sale
$450,000
Pending
900 S Eastwood Drive, Woodstock, IL 60098
For-sale industrial/manufacturing property in McHenry County with access from Eastwood Drive.
Property Size6,826 SF
Days on Market411
Property Features for 900 S Eastwood Drive
General Information
Standard status
Pending
Size
6,826 SF
Zoning
COMMR
Net Operating Income
$19,057
Taxes and HOA fees
Annual Taxes
$9,743
Building Details
Building Size
6,826 SF
Year Built
1962
Listing Agency:
Berkshire Hathaway HomeServices Starck Real Estate
Listed By:
Peter Klocek · License #475132171
(815) 260-0122
Source:
Evrealestate
Added: Jul 25, 2025
Changed: Sep 4
Last Checked: Sep 7 at 5:29AM
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 Berkshire Hathaway HomeServices Starck Real Estate
Investment Insights
Based on property information with market context.
This for-sale industrial manufacturing property is located at 900 S Eastwood Drive in Woodstock, Illinois (McHenry County). The property is accessed from Eastwood Drive and is reached by traveling from Lake St. to Rt 47 (Eastwood Dr.), then going north through the rail overpass to the site on the left.
The property information provided does not include building size, specific improvements, or current tenant status, so interested parties should verify details during due diligence. Access and approach are supported by the published driving directions, which may be useful for prospective buyers and their representatives planning site visits.
Directions: Lake St. to Rt 47 (Eastwood Dr.). Go north through the rail overpass to the property on the left.
The property information provided does not include building size, specific improvements, or current tenant status, so interested parties should verify details during due diligence. Access and approach are supported by the published driving directions, which may be useful for prospective buyers and their representatives planning site visits.
Directions: Lake St. to Rt 47 (Eastwood Dr.). Go north through the rail overpass to the property on the left.
Key Highlights
- Industrial/manufacturing property in McHenry County
- Built in 1962
- Access from Eastwood Drive (Eastwood Dr.)
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
$29,384
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
6.53%
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%
$587,680
$587.7K
Cap Rate 7%
$419,771
$419.8K
Cap Rate 9%
$326,489
$326.5K
Market Conditions
NOI Build-Up for 6,826 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
$44.2K $6.48/SF
− Vacancy
−$2.3K −$0.33/SF
EGI
$42.0K $6.15/SF
− OpEx
−$12.6K −$1.84/SF
NOI
$29.4K $4.30/SF
Area
McHenry County, IL
Vacancy
5.10%
Lease Rate
$6.48 /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%
$587,680
Cap Rate 7%
$419,771
Cap Rate 9%
$326,489
Alternative Uses
Best Use
Industrial
$419.8K
$367.3K – $489.7K
NOI $29,384 @ 7.0% cap · market cap 6.53%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.36M
$2.06M – $2.75M
NOI $164,969 @ 7.0% cap · market cap 36.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
208
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 Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - For-sale industrial/manufacturing property in McHenry County with access from Eastwood Drive.
Where is this manufacturing property located?
The property is located at 900 S Eastwood Drive Woodstock, IL.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Industrial/manufacturing property in McHenry County; Built in 1962; Access from Eastwood Drive (Eastwood Dr.)
