Freestanding Flex
New
For Sale
$1,055,000
9410 Compubill Drive, Orland Park, IL 60462
Single-story commercial space offers private offices, a conference room, kitchen, and an open workstation area.
Property Size5,200 SF
Lot Size1.02 Acres
Price / SF$202.88
Days on Market7
Property Features for 9410 Compubill Drive
General Information
Standard status
Active
Size
5,200 SF
Total Parking Spaces
25
Lot size
1.02 Acres
Property subtype
Commercial
Zoning
VCD
Site & Location
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Clear Height
15 ft
Power
200 amps
Heavy Power
Yes
Taxes and HOA fees
Annual Taxes
$43,349
Amenities
private offices
conference room
kitchen/break room
open workstations area
Central air
Central Air Cooling
Building Details
Year Built
1990
Buildings
1
Stories
1
Building Size
5,200 SF
Construction
brick
Listing Agency:
BAIRD & WARNER
(312) 640-7010
Listed By:
DAWN VENIT
Source:
Corcoran
Added: Aug 24
Changed: Aug 29
Last Checked: Aug 29 at 3:01PM
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 BAIRD & WARNER
Investment Insights
Based on property information with market context.
Located at 9410 Compubill Drive in Orland Park, Illinois, this single-story flex property contains approximately 5,200 square feet on a roughly 44,628-square-foot lot. The building includes 2 private offices, a large conference room, kitchen and break-room areas, and an open workspace with multiple workstations and cubicles. Additional improvements include 200A heavy power, a 15-foot ceiling, a rubber flat roof, and 25 external parking spaces.
The property carries commercial/VCD (Village Center District) zoning and fronts John Humphrey Drive, which records approximately 23,908 vehicles per day. Its surrounding commercial area includes Apple, Dick’s Sporting Goods, Whole Foods Market, PGA Superstore, Target, Binny’s, Nordstrom Rack, and multiple dining establishments. I-80 is nearby, and the Chicago Loop is approximately 25 miles away.
The property carries commercial/VCD (Village Center District) zoning and fronts John Humphrey Drive, which records approximately 23,908 vehicles per day. Its surrounding commercial area includes Apple, Dick’s Sporting Goods, Whole Foods Market, PGA Superstore, Target, Binny’s, Nordstrom Rack, and multiple dining establishments. I-80 is nearby, and the Chicago Loop is approximately 25 miles away.
Key Highlights
- Approximately 5,200 SF building on a 44,628‑square‑foot lot
- Commercial/VCD (Village Center District) zoning
- 200A heavy power and 15‑foot ceiling height
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
$71,699
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
6.80%
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%
$1,433,980
$1.4M
Cap Rate 7%
$1,024,271
$1.0M
Cap Rate 9%
$796,656
$796.7K
Market Conditions
NOI Build-Up for 5,200 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
$127.3K $24.48/SF
− Vacancy
−$31.7K −$6.10/SF
EGI
$95.6K $18.38/SF
− OpEx
−$23.9K −$4.60/SF
NOI
$71.7K $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%
$1,433,980
Cap Rate 7%
$1,024,271
Cap Rate 9%
$796,656
Alternative Uses
Best Use
Office B
$1.02M
$896.2K – $1.19M
NOI $71,699 @ 7.0% cap · market cap 6.80%
Second Best
Flex RnD
$782.2K
$684.5K – $912.6K
NOI $54,756 @ 7.0% cap · market cap 5.19%
Theoretical Best
Office A
$1.80M
$1.57M – $2.09M
NOI $125,673 @ 7.0% cap · market cap 11.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
15 ft
Clear height
Yes
Heavy power
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,798
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 60462, IL
40,539
Population
17,335
Households
2.3
Avg Household Size
45
Median Age
45%
College-Educated
94%
High-School Grad
16.0 sq mi
ZIP Area
2,534
Density / Sq Mi
$96,747
Median Household Income
$52,902
Median Earnings
$1,393
Median Rent
$330,400
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?
Flex space - Single-story commercial space offers private offices, a conference room, kitchen, and an open workstation area.
Where is this flex space located?
The property is located at 9410 Compubill Drive Orland Park, IL.
What is the asking price?
The asking price for this property is $1,055,000.
What are key features of this property?
This property features: Approximately 5,200 SF building on a 44,628‑square‑foot lot; Commercial/VCD (Village Center District) zoning; 200A heavy power and 15‑foot ceiling height
