Brick Multifamily Investment
For Sale
Contact for pricing
901 915 & 927 W Hillcrest Dr., Dekalb, IL 60115
Fourteen thousand buildings? No—22-unit multifamily across three brick buildings with separate electric and gas metering.
Property Size14,840 SF
Price / SF$144.88
Days on Market110
Property Features for 901 915 & 927 W Hillcrest Dr.
General Information
Standard status
Active
Size
14,840 SF
Property subtype
Multifamily
Net Operating Income
$183,401
Additional Details
Multifamily Units
22
Amenities
washer/dryer in unit
common laundry
Building Details
Construction
Brick
Listing Agency:
Citypoint Illinois LLC
Listed By:
Phu Nguyen · License #IL 475190041
(847) 744-5003
Source:
Crexi
Added: May 22
Changed: Sep 6
Last Checked: Sep 7 at 8:00AM
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 Citypoint Illinois LLC
Investment Insights
Based on property information with market context.
This 22-unit multifamily property is comprised of three separate brick buildings with unit counts of 8, 6, and 8. The exterior has been well maintained, including recent window replacements across all buildings within the last five years, and the roofs are reported to be in good shape, with all roofs slated for replacement in 2024. Interior units are described as spacious and rental-ready.
The buildings operate with separate electric and gas meters. Two of the three buildings have electric baseboard heating, while the third building utilizes gas for water-baseboard heating. Two of the three buildings include individual washer/dryer sets in each unit, and the third building provides a single laundry setup in common areas.
Each unit is described as having more than one parking spot. The offering includes the option for the owner’s additional buildings in the same area to be packaged together.
The buildings operate with separate electric and gas meters. Two of the three buildings have electric baseboard heating, while the third building utilizes gas for water-baseboard heating. Two of the three buildings include individual washer/dryer sets in each unit, and the third building provides a single laundry setup in common areas.
Each unit is described as having more than one parking spot. The offering includes the option for the owner’s additional buildings in the same area to be packaged together.
Key Highlights
- 22‑unit multifamily in DeKalb with three brick buildings: 8 units, 6 units, and 8 units
- Recent window replacements across all buildings within the last 5 years
- Roofs are in good shape, with all roofs slated to be replaced in 2024
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
$172,156
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
8.01%
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%
$3,443,120
$3.4M
Cap Rate 7%
$2,459,371
$2.5M
Cap Rate 9%
$1,912,844
$1.9M
Market Conditions
NOI Build-Up for 14,840 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
$336.6K $22.68/SF
− Vacancy
−$23.6K −$1.59/SF
EGI
$313.0K $21.09/SF
− OpEx
−$140.9K −$9.49/SF
NOI
$172.2K $11.60/SF
Area
DeKalb County, IL
Vacancy
7.00%
Lease Rate
$22.68 /SF/Yr
Expense Ratio
45.00%
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%
$3,443,120
Cap Rate 7%
$2,459,371
Cap Rate 9%
$1,912,844
Alternative Uses
Best Use
Apartment 5plus
$2.46M
$2.15M – $2.87M
NOI $172,156 @ 7.0% cap · market cap 8.01%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.12M
$4.48M – $5.98M
NOI $358,650 @ 7.0% cap · market cap 16.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
22
Residential units
Location Intelligence
Trade Area within ½ mile
361
Businesses Nearby
Explore this area
Business Placement
Demographics for 60115, IL
42,103
Population
18,175
Households
2.3
Avg Household Size
29
Median Age
36%
College-Educated
90%
High-School Grad
81.0 sq mi
ZIP Area
520
Density / Sq Mi
$46,808
Median Household Income
$22,838
Median Earnings
$1,018
Median Rent
$205,700
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Fourteen thousand buildings? No—22-unit multifamily across three brick buildings with separate electric and gas metering.
Where is this apartment building located?
The property is located at 901 915 & 927 W Hillcrest Dr. Dekalb, IL.
What is the asking price?
The asking price for this property is $2,150,000.
What are key features of this property?
This property features: 22‑unit multifamily in DeKalb with three brick buildings: 8 units, 6 units, and 8 units; Recent window replacements across all buildings within the last 5 years; Roofs are in good shape, with all roofs slated to be replaced in 2024
