Woodstock Industrial Investment
For Sale
Contact for pricing
11910 Catalpa Ln, Woodstock, IL 60098
Four buildings and a communications tower for sale.
Property Size31,400 SF
Price / SF$62.10
Days on Market1399
Property Features for 11910 Catalpa Ln
General Information
Standard status
Active
Size
31,400 SF
Total Parking Spaces
60
Property subtype
Industrial
Zoning
I-1 & B-3
Occupancy
100%
Lease Type
Gross
Investment Type
Value Add
Building Details
Year Built
1980
Buildings
4
Stories
1
Tenancy
Multi
Listing Agency:
Berkshire Hathaway HomeServices Starck Real Estate
Listed By:
Clancy Green · License #WI 53324-90
(815) 338-7111
Source:
Crexi
Added: Nov 8, 2022
Changed: Aug 24
Last Checked: Sep 7 at 5:48AM
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 commercial/industrial property features four buildings and a communications tower, presenting a potential investment opportunity. All buildings are currently leased. Building 4, encompassing 8,000 square feet, is leased to a national tenant until 2025. The communications tower is leased until 2025, with potential extensions available until 2065. The property includes drive-in doors on all buildings, and two buildings are equipped with recessed loading docks. Electrical power ranges from 200 AMP to 1200 AMP service. The property is located on the south side of Woodstock and offers access to Highway 14 and Route 47. The property size is 31,400 square feet. This is a value-add opportunity for a long-term investment.
Key Highlights
- Multiple buildings (4) and a communications tower provide diverse income streams.
- Existing leases in place, including a national tenant and a communications tower lease extending to 2025 with potential extensions to 2065, offer immediate income.
- Building 4 (8,000 S/F) is leased to a national tenant until 2025.
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
$135,166
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
6.93%
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%
$2,703,320
$2.7M
Cap Rate 7%
$1,930,943
$1.9M
Cap Rate 9%
$1,501,844
$1.5M
Market Conditions
NOI Build-Up for 31,400 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
$203.5K $6.48/SF
− Vacancy
−$10.4K −$0.33/SF
EGI
$193.1K $6.15/SF
− OpEx
−$57.9K −$1.84/SF
NOI
$135.2K $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%
$2,703,320
Cap Rate 7%
$1,930,943
Cap Rate 9%
$1,501,844
Alternative Uses
Best Use
Industrial
$1.93M
$1.69M – $2.25M
NOI $135,166 @ 7.0% cap · market cap 6.93%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$10.84M
$9.49M – $12.65M
NOI $758,869 @ 7.0% cap · market cap 38.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
567
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?
Industrial property - Four buildings and a communications tower for sale.
Where is this industrial property located?
The property is located at 11910 Catalpa Ln Woodstock, IL.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: Multiple buildings (4) and a communications tower provide diverse income streams.; Existing leases in place, including a national tenant and a communications tower lease extending to 2025 with potential extensions to 2065, offer immediate income.; Building 4 (8,000 S/F) is leased to a national tenant until 2025.
