Four-Suite Office
For Sale
Contact for pricing
935 N PLUM GROVE RD, Schaumburg, IL 60173
Professionally finished office condominium with private offices, open work areas, and multiple exterior entrances.
Property Size5,295 SF
Price / SF$226.63
Days on Market12
Property Features for 935 N PLUM GROVE RD
General Information
Standard status
Active
Size
5,295 SF
Property subtype
Office
Occupancy
100%
Lease Type
NN
Investment Type
Net Lease
Net Operating Income
$120,600
Financials
Asking Price
$1,200,000
Cap Rate
10.05%
Gross Income
$129,000
Additional Details
Highway Access
Yes
Office Units
4
Building Details
Year Built
1978
Buildings
1
Units
4
Tenancy
Multi
Listing Agency:
ReMax Commercial Real Estate Advisors
(773) 387-9168
Listed By:
Charles Patawaran, CCIM · License #TX 763861
Source:
Crexi
Added: Aug 18
Changed: Aug 28
Last Checked: Aug 28 at 9:12PM
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 ReMax Commercial Real Estate Advisors
Investment Insights
Based on property information with market context.
This 5,295-square-foot office condominium is configured as four separate suites within a professionally finished commercial environment. Interior improvements include reception and waiting areas, private offices, open work areas, conference and training rooms, upgraded lighting, exposed ceilings, and extensive windows that bring natural light into the premises. Multiple exterior entrances support independent suite access and operational flexibility.
The property is located at 935 N Plum Grove Road in Schaumburg, Illinois, approximately 30 miles from downtown Chicago and 11 miles west of O'Hare International Airport. Regional access is provided by I-90, Route 53/I-290, and the Elgin-O'Hare corridor. Schaumburg is described as a major suburban Chicago employment and business center with approximately 80,000 employees.
Built in 1978, the asset is presented as an income-producing office condominium investment with a 10.05% going-in capitalization rate.
The property is located at 935 N Plum Grove Road in Schaumburg, Illinois, approximately 30 miles from downtown Chicago and 11 miles west of O'Hare International Airport. Regional access is provided by I-90, Route 53/I-290, and the Elgin-O'Hare corridor. Schaumburg is described as a major suburban Chicago employment and business center with approximately 80,000 employees.
Built in 1978, the asset is presented as an income-producing office condominium investment with a 10.05% going-in capitalization rate.
Key Highlights
- 5,295‑square‑foot office condominium with 4 suites
- 10.05% going‑in capitalization rate
- Reception, waiting, private office, open workspace, conference, and training areas
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
$73,009
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
6.08%
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%
$1,460,180
$1.5M
Cap Rate 7%
$1,042,986
$1.0M
Cap Rate 9%
$811,211
$811.2K
Market Conditions
NOI Build-Up for 5,295 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
$129.6K $24.48/SF
− Vacancy
−$32.3K −$6.10/SF
EGI
$97.3K $18.38/SF
− OpEx
−$24.3K −$4.60/SF
NOI
$73.0K $13.79/SF
Area
Cook County, IL
Vacancy
24.90%
Lease Rate
$24.48 /SF/Yr
Expense Ratio
25.00%
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%
$1,460,180
Cap Rate 7%
$1,042,986
Cap Rate 9%
$811,211
Alternative Uses
Best Use
Office B
$1.04M
$912.6K – $1.22M
NOI $73,009 @ 7.0% cap · market cap 6.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.83M
$1.60M – $2.13M
NOI $127,969 @ 7.0% cap · market cap 10.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,137
Businesses Nearby
Explore this area
Business Placement
Demographics for 60173, IL
13,764
Population
6,901
Households
2
Avg Household Size
35
Median Age
67%
College-Educated
97%
High-School Grad
6.4 sq mi
ZIP Area
2,151
Density / Sq Mi
$99,975
Median Household Income
$68,305
Median Earnings
$1,786
Median Rent
$311,200
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Professionally finished office condominium with private offices, open work areas, and multiple exterior entrances.
Where is this office units located?
The property is located at 935 N PLUM GROVE RD Schaumburg, IL.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 5,295‑square‑foot office condominium with 4 suites; 10.05% going‑in capitalization rate; Reception, waiting, private office, open workspace, conference, and training areas
