1N131 County Farm Rd | 13,900 SF Office | Winfield, IL

INVESTMENT SUMMARY & CAPITAL REALIGNMENT
eXp Commercial presents a strategic price realignment to $1,175,000 for the fee-simple interest in the County Farm Office Center located at 1N131 County Farm Rd, Winfield, IL. Positioned for an immediate transaction, this ±13,900 SF corporate office asset provides institutional-grade underwriting metrics, delivering an exceptional 9.07% Entry Cap Rate and a 10.87% Year 1 Cash-on-Cash return based on verified annualized operational actuals. Backed by a robust 1.56 Debt Coverage Ratio (DCR), the asset offers superior downside protection and strong in-place operating leverage.

CORPORATE TENANCY PROFILE & PASSIVE OPERATION
The asset’s upper floors—accounting for 66.45% of the rentable area—are anchored by Regus (International Workplace Group – IWG), the global leader in flexible workspace solutions. Under a fully outsourced corporate contract, Regus directly administers 100% of facilities management, localized customer acquisition, technology provisioning, and spatial configurations. The platform’s operational ramp-up phase is fully finalized, delivering a stabilized ~75% model occupancy baseline with over 40 active user accounts. This corporate framework creates a passive, hands-off landlord structure that completely insulates incoming ownership from lease-up overhead while providing steady top-line brand-revenue allocations.

VALUE-ADD INVESTMENT RUNWAY
Immediate, low-risk optimization potential is concentrated on the finished lower level. Base cash flow is supported by an existing, stable local month-to-month tenant footprint. The remaining 3,325 SF of finished lower-level vacancy is primed for immediate stabilization. Underwriting this remaining space at a conservative submarket market rent of $16/SF provides a direct path to expand net operating income and drive the stabilized portfolio yield profile past 12.7%.

LOCATION ADVANTAGE & ACQUISITION BASIS
The property occupies a high-exposure signalized corner lot tracking over 27,010 vehicles per day within Central DuPage County’s premier professional node. It is situated less than one mile from the dominant Northwestern Medicine Central DuPage Hospital (CDH) campus, capturing an enduring localized demand loop. Following this aggressive price correction, the asset represents an unmatched corporate yield play priced at an ultra-secure entry basis of just $84.53/SF—well below modern suburban replacement cost thresholds.

Highlights

• Premium Yield Correction: Price reduction to $1,175,000 unlocks an elite 9.07% Entry Cap Rate and a 10.87% Year 1 Cash-on-Cash return.
• Ultra-Secure Entry Basis: Offered at just $84.53/SF, establishing a defensive brick-and-mortar floor far below physical replacement costs.
• Passive Corporate Anchor: 66.45% anchored by Regus (IWG); fully outsourced management eliminates standard landlord operations overhead.
• Stabilized Baseline Performance: Platform ramp-up phase is finalized, delivering a steady ~75% occupancy baseline with 40+ active user contracts.
• Immediate Value-Add Runway: Includes a stable lower-level MTM tenant and 3,325 SF of finished vacancy ready for immediate lease-up at $16/SF.
• Robust Financing Cushion: Current annualized income generates a strong 1.56 Debt Coverage Ratio (DCR), ensuring a highly secure cash safety net.
• Dominant Hospital Corridor Node: High-traffic corner lot (27,010+ VPD) located less than 1 mile from the institutional Northwestern Medicine CDH campus.