Well-Maintained Office Condo For
For Sale
Contact for pricing
Pending
4906 Main St., Lisle, IL 60532
Office condo featuring individual offices, common areas, and basement storage.
Property Size1,900 SF
Days on Market715
Property Features for 4906 Main St.
General Information
Standard status
Pending
Size
1,900 SF
Class
B
Total Parking Spaces
20
Property subtype
Office
Building Details
Year Built
1968
Year Renovated
2000
Buildings
1
Stories
1
Units
1
Listing Agency:
Baird & Warner Plainfield
Listed By:
Bob Kalnicky · License #IL 475197624
Source:
Crexi
Added: Sep 8, 2024
Changed: Aug 8
Last Checked: Jul 24 at 12:01PM
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 Plainfield
Investment Insights
Based on property information with market context.
This well-maintained office condo, totaling 1900 square feet, features seven individual offices, a common work area, and a reception area. Basement storage is available. The building contains two units that share a common kitchen area and bathrooms. Office furniture can be included with the sale.
Key Highlights
- Seven individual offices provide ample private workspace.
- Common work area and reception area are already in place.
- Office furniture can be included in the sale.
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
$26,198
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
6.57%
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%
$523,960
$524.0K
Cap Rate 7%
$374,257
$374.3K
Cap Rate 9%
$291,089
$291.1K
Market Conditions
NOI Build-Up for 1,900 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
$46.5K $24.48/SF
− Vacancy
−$11.6K −$6.10/SF
EGI
$34.9K $18.38/SF
− OpEx
−$8.7K −$4.60/SF
NOI
$26.2K $13.79/SF
Area
DuPage 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%
$523,960
Cap Rate 7%
$374,257
Cap Rate 9%
$291,089
Alternative Uses
Best Use
Office B
$374.3K
$327.5K – $436.6K
NOI $26,198 @ 7.0% cap · market cap 6.57%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$656.0K
$574.0K – $765.3K
NOI $45,919 @ 7.0% cap · market cap 11.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
879
Businesses Nearby
Explore this area
Business Placement
Demographics for 60532, IL
28,766
Population
13,203
Households
2.2
Avg Household Size
39
Median Age
59%
College-Educated
98%
High-School Grad
8.5 sq mi
ZIP Area
3,384
Density / Sq Mi
$100,373
Median Household Income
$64,114
Median Earnings
$1,576
Median Rent
$387,800
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Office condo featuring individual offices, common areas, and basement storage.
Where is this office units located?
The property is located at 4906 Main St. Lisle, IL.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Seven individual offices provide ample private workspace.; Common work area and reception area are already in place.; Office furniture can be included in the sale.
