Machesney Park Industrial
For Sale
Contact for pricing
9628 Forest Hills Rd, Machesney Park, IL
30,000 SF industrial space ideal for warehousing and logistics.
Property Size30,000 SF
Lot Size5.55 Acres
Price / SF$80
Days on Market427
Property Features for 9628 Forest Hills Rd
General Information
Standard status
Active
Size
30,000 SF
Lot size
5.55 Acres
Property subtype
INDUSTRIAL
Properties For Sale
at 9628 Forest Hills Rd Contact us- Size
- 30,000 SF
- Type
- INDUSTRIAL
- Lease Type
- NNN
- Availability
- AVAILABLE
9628 Forest Hills Rd.
Position your operation for success at 9628 Forest Hills Rd. - a fully conditioned...
show more
Contact us
Listing Agency:
Keller Williams Realty Signature LP2
(815) 218-1371
Listed By:
Nathan Bryant, CCIM · License #471013468
(815) 218-1371
Source:
Moodyscre
Added: Jun 20, 2025
Changed: Aug 8
Last Checked: Aug 20 at 1:44PM
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 Keller Williams Realty Signature LP2
Investment Insights
Based on property information with market context.
Located in Machesney Park's expanding industrial corridor, the property at 9628 Forest Hills Rd. offers 30,000 square feet of industrial space suitable for warehousing, logistics, office, and flex-space users. Zoned for industrial use, the property provides interior adaptability and exterior yard potential. The building is fully climate-controlled and sprinklered, making it suitable for food grade warehousing. Ample on-site vehicle parking is available, along with outdoor storage potential. The location offers convenient proximity to I-90 and IL-251. The surrounding area has a population of over 217,000 within a 10-mile radius.
Key Highlights
- Fully climate‑controlled 30,000sf industrial space, ideal for food grade warehousing.
- Zoned for industrial use with interior adaptability for warehousing, logistics, office, and flex‑space users.
- Outdoor storage potential and ample on‑site vehicle parking.
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
$219,960
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
9.17%
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%
$4,399,200
$4.4M
Cap Rate 7%
$3,142,286
$3.1M
Cap Rate 9%
$2,444,000
$2.4M
Market Conditions
NOI Build-Up for 30,000 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
$360.0K $12.00/SF
− Vacancy
−$21.6K −$0.72/SF
EGI
$338.4K $11.28/SF
− OpEx
−$118.4K −$3.95/SF
NOI
$220.0K $7.33/SF
Area
Rockford, IL
Vacancy
6.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
35.00%
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%
$4,399,200
Cap Rate 7%
$3,142,286
Cap Rate 9%
$2,444,000
Alternative Uses
Best Use
Warehouse
$3.50M
$3.06M – $4.08M
NOI $245,014 @ 7.0% cap · market cap 10.21%
Second Best
Flex RnD
$3.14M
$2.75M – $3.67M
NOI $219,960 @ 7.0% cap · market cap 9.17%
Theoretical Best
Office A
$7.98M
$6.98M – $9.31M
NOI $558,576 @ 7.0% cap · market cap 23.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
496
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- DLXRV & Boat Storage — 10012 Forest Hills Rd, Machesney Park, IL 61115
- Storage Rentals of America — 1243 Shappert Dr, Machesney Park, IL 61115
Frequently Asked Questions
What type of property is this?
Warehouse - 30,000 SF industrial space ideal for warehousing and logistics.
Where is this warehouse located?
The property is located at 9628 Forest Hills Rd Machesney Park, IL.
What is the asking price?
The asking price for this property is $2,400,000.
What are key features of this property?
This property features: Fully climate‑controlled 30,000sf industrial space, ideal for food grade warehousing.; Zoned for industrial use with interior adaptability for warehousing, logistics, office, and flex‑space users.; Outdoor storage potential and ample on‑site vehicle parking.
