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    Industrial Distribution Facility Title is generated by Realmo AI

    901 Bluff Road, Romeoville, IL 60446

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    Secure truck court, high clear height, and dock-ready setup support efficient distribution operations.

    Type:Industrial
    Property size:
    400,400 SF
    Added:
    Jun 1, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 3 at 1:45 am

    Property Features for 901 Bluff Road

    General Information

    Standard status
    Active
    Size
    400,400 SF
    Property subtype
    Industrial

    Building Details

    Year Built
    2019

    Spaces For Lease

    at 901 Bluff Road Contact us

    We can help!

    Listing Contact
    Adam Roth, CCIM SIOR

    Listing agent Adam Roth, CCIM SIOR

    Listing office

    Listing date Jun 1, 2026

    Source Hiffman

    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 Adam Roth, CCIM SIOR

    HighLights

    • 400,400 SF industrial space for lease at 901 Bluff Road, Romeoville, IL (built 2019).
    • 36' clear height with a dock‑ready setup including 51 dock doors (expandable).
    • Fully secured truck court with existing guard shack.
    • Parking and access capacity: 110 trailer parking stalls (expandable), 324 auto parking spaces (expandable), plus 2 drive‑in doors.
    • Office space includes 6,491 SF main office and two additional shipping offices.
    • Existing food grade improvements and proximity to intermodal facilities and major carriers including FedEx, UPS (CACH), BNSF (LPC), and Union Pacific (Global‑IV).

    Overview

    Industrial distribution facility offering up to 400,400 SF of leasable warehouse space. The building includes a 36' clear height and a substantial office presence totaling 6,491 SF with two additional shipping offices. Loading capacity is robust with 51 dock doors and two drive-in doors, and the property also features existing food grade improvements designed to support regulated or processing-oriented logistics needs.

    The site is built for modern truck operations with a fully secured truck court and an existing guard shack. Trailer parking is currently 110 stalls and auto parking totals 324 spaces, with both identified as expandable. The location provides immediate access to I-55 and I-355 via Joliet Road or Route 53, and the area is positioned near major intermodal and logistics activity, including FedEx, UPS (CACH), BNSF (LPC), and Union Pacific (Global-IV).

    This property is well suited for distribution, fulfillment, and logistics tenants seeking a high-clearance warehouse with meaningful loading flexibility, secure operations, and food grade-ready infrastructure. The combination of office space, dock density, and expandable parking offers room to scale as throughput and staffing needs grow.
    Location Intelligence

    Current Use by Public Records

    GEODIS Logistics Company Casestack Romeoville Warehouse & Storage

    Suggested Use

    Restaurant Real Estate Agency Gym & Fitness Center Pharmacy Hotel & Motel Department Store Auto Parts Store Building Supply Kitchen & Bath Showroom Accounting Firm

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

    Similar Places Nearby

    • Citadel Information Management — 1287 Naperville Dr, Romeoville, IL 60446
    • SmartStop Self Storage — 1302 Marquette Dr, Romeoville, IL 60446
    • Gry Warehouse — 821 bluff rd, romeoville, il 60446
    • Lineage — 279 Marquette Dr, Bolingbrook, IL 60440
    • PODS — 11240 katherines crossing, lemont, il 60439

    Location Insight

    • Map
    • Local Demand
    City
    Romeoville
    County
    Will
    State
    Illinois
    Longitude
    -88.0524213
    Latitude
    41.6763156

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    FAQs

    What type of property is this?
    Warehouse - Secure truck court, high clear height, and dock-ready setup support efficient distribution operations.
    Where is this warehouse located?
    The property is located at 901 Bluff Road Romeoville, IL.
    What are key features of this property?
    This property features: 400,400 SF industrial space for lease at 901 Bluff Road, Romeoville, IL (built 2019).; 36' clear height with a dock‑ready setup including 51 dock doors (expandable).; Fully secured truck court with existing guard shack.
    (773) 392-5800
    We can help!
    Listing Contact
    Adam Roth, CCIM SIOR
    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.

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