CREConsult @creconsult - Tumblr Blog

🚨 CALL FOR OFFERS & STRATEGIC PRICE REDUCTION 🚨 Deadline: Friday, July 24th at 5:00 PM CDT We have officially reduced the asking price to $1,175,000 ($84.53/SF) for the Regus-anchored office condominium located at 1N131 County Farm Rd in Winfield, IL. This is a unique, performance-driven Regus (IWG) corporate partnership model. To make this an absolute no-brainer for the incoming investor, the seller is offering a massive concession: The seller will completely pay off and zero-balance the outstanding historical startup deficit out of their closing proceeds. By resetting the ledger to a true "Clean Slate," a buyer steps immediately into a highly bankable 13.15% Y1 Pro Forma Cap Rate with unilateral landlord termination rights. Core Investment Highlights: * Secure Basis Play: Aggressive $84.53/SF basis — well below replacement cost thresholds. * Clean Ledger: Bypassing early ramp-up costs entirely at closing. * Ultimate Flexibility: Unilateral termination rights allow a buyer to buy-and-hold for passive income, or an owner-user to partly/entirely occupy the building if desired. * Low-Maintenance Condo Asset: Association-managed exterior and common area maintenance minimizes day-to-day management headaches. * Built-In Value Add: Baseline supported by a stabilized ~76% occupied Regus footprint, a stable lower-level * MTM tenant, and an additional turnkey 3,325 SF basement vacancy ready for immediate traditional lease-up. * Premium Node: Located in DuPage County’s premier medical corridor, less than 1 mile from the Northwestern Medicine CDH campus. 👇 The Offering Memorandum and Property Website links are pinned in the first comment below! 👇 Contact me directly to schedule a private property discussion or to coordinate your submission before the July 24th deadline. Randolph Taylor, MBA, CCIM, MiCP Vice President | Investment Sales eXp Commercial #CommercialRealEstate #CRE #InvestmentSales #CallForOffers #PriceReduction #OfficeInvestment #OfficeCondo #ChicagoRealEstate #DuPageCounty #Regus #IWG #ValueAdd #eXpCommercial

5 Reasons a Multifamily Property Tax Strategy Outperforms Market Timing

The single biggest mistake high-income earners make with their real estate portfolios right now? Evaluating property performance in a vacuum. If you are holding onto a flat multifamily asset or sitting on the sidelines because of current interest rates, you are looking at the micro when you should be looking at the macro. Sophisticated real estate execution is rarely about "selling a property for the sake of selling." It is about the velocity of capital and maximizing your tax-adjusted yield. With 100% bonus depreciation permanently back on the table thanks to the One Big Beautiful Bill Act (OBBBA) and recent IRS guidance, the real estate tax-shield landscape has completely reset. By transacting out of a seasoned asset where depreciation has been exhausted and utilizing a 1031 Exchange paired with a Cost Segregation study on a replacement property, you can: * Wipe Out Six-Figure Liabilities: Generate massive Year 1 paper losses to shield active ordinary income. * Neutralize Rate Friction: Immediate tax liquidity frequently eclipses a 1% or 2% variance in a mortgage interest rate. * Rebalance Strategically: Move trapped equity from stagnant locations into high-growth corridors. Whether your portfolio is anchored here in the competitive Chicago market or distributed across the country, your real estate shouldn't just manage cash flow—it should cooperatively optimize your net worth. I broke down the exact math, the tax landscape, and the restructuring mechanics in our latest strategic guide for eXp Commercial. 👉 The complete analysis and data tables are inside the discussion below. #Multifamily #CommercialRealEstate #1031Exchange #CostSegregation #CREConsult #eXpCommercial #TaxStrategy #RealEstateInvesting #ChicagoBusiness

PRICE REDUCED: 9.07% Cap Rate | $84.53/SF | Regus-Anchored Office Ownership has significantly reduced the asking price to $1,175,000 on this stabilized, Regus-anchored office asset in the Chicago West Suburbs (Winfield, IL). Now offered at an ultra-low basis of $84.53/SF and delivering a proven 9.07% actual yield, this property presents a rare opportunity to acquire secure, high-yield cash flow at a fraction of modern replacement cost. The Regus platform (IWG) is effectively stabilized at ~75% occupancy, completely insulating an incoming investor from traditional flexible workspace lease-up risks. Investment Highlights: Asking Price: $1,175,000 ($84.53/SF) Actual Yield: 9.07% Cap Rate Corporate Anchor: Backed by International Workplace Group (IWG) Immediate Upside: ±3,325 SF of lower-level vacancy offers immediate lease-up potential alongside existing in-place income Strategic Location: Less than 1 mile from the Northwestern Medicine Central DuPage Hospital (CDH) campus Review the Property Website & Download the Updated Offering Memo: https://creconsult.net/property/1n131-county-farm-rd-13900-sf-office-winfield-il/ Randolph Taylor, CCIM Vice President | Investment Sales 630.474.6441 | [email protected] eXp Commercial - Chicago #CommercialRealEstate #CRE #OfficeInvestment #NetLease #ValueAddRealEstate #ChicagoRealEstate #DuPageCounty #Regus #eXpCommercial #InvestmentProperty

PRICE REDUCED: 9.00% Cap Rate | $84/SF | Regus-Anchored Office Ownership has significantly reduced the asking price to $1,175,000 on this stabilized, Regus-anchored office asset in the Chicago West Suburbs (Winfield, IL). Now offered at an ultra-low basis of $84.53/SF and delivering a proven 9.00% actual yield, this property presents a rare opportunity to acquire secure, high-yield cash flow at a fraction of modern replacement cost. The Regus platform (IWG) is effectively stabilized at ~75% occupancy, completely insulating an incoming investor from traditional flexible workspace lease-up risks. Investment Highlights: * Asking Price: $1,175,000 ($84.53/SF) * Actual Yield: 9.00% Cap Rate * Corporate Anchor: Backed by International Workplace Group (IWG) * Immediate Upside: ±3,325 SF of lower-level vacancy offers immediate lease-up potential alongside existing in-place income * Strategic Location: Less than 1 mile from the Northwestern Medicine Central DuPage Hospital (CDH) campus Review the Property Website & Download the Updated Offering Memo: https://creconsult.net/property/1n131-county-farm-rd-13900-sf-office-winfield-il/ Randolph Taylor, CCIM Vice President | Investment Sales 630.474.6441 [email protected] eXp Commercial - Chicago #CommercialRealEstate #CRE #OfficeInvestment #NetLease #ValueAddRealEstate #ChicagoRealEstate #DuPageCounty #Regus #eXpCommercial #InvestmentProperty

Regus Anchored Office Asset UPDATED FINANCIALS / CALL FOR OFFERS Friday, June 5th @ 5:00 PM CST We have released updated financials for this Regus-anchored office asset in Winfield, IL. The Regus platform has successfully completed its initial lease-up phase and is now ~75% occupied, insulating an incoming investor from traditional flexible workspace stabilization risks. The updated Offering Memorandum now includes the Regus Partner Dashboard, proving the lease-up trajectory and presenting a truly stabilized asset to the market. Investment Highlights: * Strong Actual Yield: Current stabilization yields a 7.64% actual cap rate based on the Trailing 3-Month (T3) annualized run-rate. * Conservative Basis Play: Secure acquisition entry point at just $100/SF ($1,395,000 asking price). * Immediate Value-Add: The ~4,600 SF lower level offers in-place month-to-month income alongside prime lease-up potential at market rents. * Strategic Location: Positioned in DuPage County's primary medical corridor, less than 1 mile from the Northwestern Medicine Central DuPage Hospital (CDH) campus. Review the Updated OM & Partner Dashboard here: https://creconsult.net/property/1n131-county-farm-rd-13900-sf-office-winfield-il/ Randolph Taylor, CCIM Vice President | Investment Sales 630.474.6441 [email protected] eXp Commercial #CommercialRealEstate #CRE #OfficeInvestment #ValueAddRealEstate #ChicagoRealEstate #DuPageCounty #Regus #eXpCommercial #InvestmentProperty

UPDATED FINANCIALS & EXTENDED CALL FOR OFFERS Deadline: Friday, June 5th @ 5:00 PM CST We have released updated financials for this Regus-anchored office asset in Winfield, IL. The Regus platform has successfully completed its initial lease-up phase and is now ~75% occupied, insulating an incoming investor from traditional flexible workspace stabilization risks. The updated Offering Memorandum now includes the Regus Partner Dashboard, proving the lease-up trajectory and presenting a truly stabilized asset to the market. Investment Highlights: * Strong Actual Yield: Current stabilization yields a 7.64% actual cap rate based on the Trailing 3-Month (T3) annualized run-rate. * Conservative Basis Play: Secure acquisition entry point at just $100/SF ($1,395,000 asking price). * Immediate Value-Add: The ~4,600 SF lower level offers in-place month-to-month income alongside prime lease-up potential at market rents. * Strategic Location: Positioned in DuPage County's primary medical corridor, less than 1 mile from the Northwestern Medicine Central DuPage Hospital (CDH) campus. Review the Updated OM & Partner Dashboard here: https://creconsult.net/property/1n131-county-farm-rd-13900-sf-office-winfield-il/ Randolph Taylor, CCIM Vice President | Investment Sales 630.474.6441 [email protected] eXp Commercial #CommercialRealEstate #CRE #OfficeInvestment #ValueAddRealEstate #ChicagoRealEstate #DuPageCounty #Regus #eXpCommercial #InvestmentProperty

CALL FOR OFFERS: Regus Anchored Office Asset Written submissions for this corporate office asset are due next Friday, May 29th at 5:00 PM CST. At a $1,395,000 asking price, the acquisition basis sits at an ultra-secure $100/SF—well below modern replacement cost thresholds. Because the asset utilizes an NOI-participation management structure with an elite global operator, it offers a highly unique alternative yield trajectory for value-add buyers. KEY DEAL PARAMETERS: - 66% anchored by a brand-new Regus flexible office platform (management agreement structure) - Operational distributions scale rapidly from early platform ramp-up directly into a projected 8.97% Year 1 Proforma CAP Rate - Proven local velocity with over 100 tenant inquiries and 40 executed agreements since launch (75% current occupancy) - Prime location asset positioned in a high-demand DuPage County professional corridor less than 1 mile from the Northwestern Medicine Central DuPage Hospital (CDH) campus The complete Offering Memorandum, model projections, and full property underwriting metrics can be retrieved directly through our secure deal vault. Access the OM and submit a formal inquiry here: https://creconsult.net/property/1n131-county-farm-rd-13900-sf-office-winfield-il/ For direct underwriting questions or to schedule a baseline review call: Randolph Taylor, MBA, CCIM, MiCP eXp Commercial [email protected] (630) 474-6441 #CommercialRealEstate #CCIM #InvestmentSales #ChicagoCRE #ValueAddOffice #RealEstateInvesting #CoWorking #DuPageCounty

Chicago multifamily exclusive representation is not about simply marketing an apartment building. It is about maximizing leverage. The strongest apartment transactions are usually the most structured transactions: • stronger buyer competition • better accountability • reduced retrading risk • improved negotiation leverage • higher net proceeds Many owners receiving direct off-market offers assume representation matters less today. In reality, serious multifamily buyers often become more aggressive when a property is professionally represented and exposed through a coordinated process. I wrote a new article breaking down why exclusive representation still creates measurable value for Chicago multifamily property owners. Read the full article: https://creconsult.net/chicago-multifamily-exclusive-representation/ #ChicagoMultifamily #ApartmentBuildings #CommercialRealEstate #MultifamilyInvesting #ChicagoRealEstate

FORMAL CALL FOR OFFERS: 1N131 County Farm Rd, Winfield, IL. Written submissions for this corporate office asset are due next Friday, May 29th at 5:00 PM CST. At a $1,395,000 asking price, the acquisition basis sits at an ultra-secure $100/SF—well below modern replacement cost thresholds. Because the asset utilizes an NOI-participation management structure with an elite global operator, it offers a highly unique alternative yield trajectory for value-add buyers. KEY DEAL PARAMETERS: - 66% anchored by a brand-new Regus flexible office platform (management agreement structure) - Operational distributions scale rapidly from early platform ramp-up directly into a projected 8.97% Year 1 Proforma CAP Rate - Proven local velocity with over 100 tenant inquiries and 40 executed agreements since launch (75% current occupancy) - Prime location asset positioned in a high-demand DuPage County professional corridor less than 1 mile from the Northwestern Medicine Central DuPage Hospital (CDH) campus The complete Offering Memorandum, model projections, and full property underwriting metrics can be retrieved directly through our secure deal vault. Access the OM and submit a formal inquiry here: https://creconsult.net/property/1n131-county-farm-rd-13900-sf-office-winfield-il/ For direct underwriting questions or to schedule a baseline review call: Randolph Taylor, MBA, CCIM, MiCP eXp Commercial [email protected] (630) 474-6441 #CommercialRealEstate #CCIM #InvestmentSales #ChicagoCRE #ValueAddOffice #RealEstateInvesting #CoWorking #DuPageCounty

🚨 JUST REDUCED: 15.3% Pro Forma CAP Office Investment in DuPage County 🚨 Strategic price adjustment just implemented on 1N131 County Farm Rd in Winfield, IL. This ±13,900 SF freestanding office asset is now priced at $1,395,000, representing an aggressive ±$100/SF entry point in a premier medical corridor. Key Investment Highlights: * Strong Anchor: 66% leased to Regus under a long-term management-style agreement. * Massive Yield Potential: Projected 15.3% Pro Forma CAP rate upon stabilization. * Value-Add Upside: ±4,600 SF of immediate vacancy ready for lease-up. * Premier Location: Less than 1 mile from Northwestern Medicine CDH hospital campus. * High-Quality Condition: Renovated turnkey interior with full elevator access to all levels. This asset offers a unique combination of durable in-place income from a national brand and measurable upside for a speculative investor or owner-user. 🏢 View Full Details, Financials, and Offering Memo: https://creconsult.net/property/1n131-county-farm-rd-13900-sf-office-winfield-il For more information or to schedule a private tour, contact me directly. Randolph Taylor, CCIM Vice President | Investment Sales eXp Commercial 630.474.6441 | [email protected] #CommercialRealEstate #CRE #InvestmentProperty #OfficeInvestment #Winfield #DuPageCounty #RealEstateInvesting #PriceReduction #Regus #ValueAdd #CCIM #eXpCommercial

The "Other" DST: Comparing Real Estate Exit Strategies Most Chicago multifamily owners are familiar with the Delaware Statutory Trust (DST) for 1031 exchanges, but there is a second "DST" that could cost you millions if you confuse the two. Before you list your property, you need to understand how the Deferred Sales Trust stacks up against the traditional real estate route: The Debt Trap: Why 1031 DSTs solve your mortgage replacement while Deferred Sales Trusts can trigger immediate IRS penalties. Estate Planning: How to ensure your heirs receive a "Step-Up in Basis" rather than inheriting a massive tax bill. Net Income: Comparing the "Real Estate Tax Shield" of depreciation against ordinary income tax rates. Read the full breakdown here: https://creconsult.net/deferred-sales-trust-vs-delaware-statutory-trust/ Plan Your Exit Strategy: Selling your building is only half the battle—keeping your equity is the other half. I specialize in helping apartment owners navigate high-value dispositions and tax-advantaged reinvestment. Let’s connect: 👤 Randolph Taylor | Multifamily Investment Sales 📞 (630) 474-6441 📩 [email protected] 🌐 creconsult.net #ChicagoRealEstate #MultifamilyBroker #1031Exchange #TaxDeferral #EstatePlanning #ApartmentSales #CRE #WealthPreservation #ChicagoMultifamily #DST #RealEstateInvesting

🚨 JUST REDUCED: 15.3% Pro Forma CAP Office Investment in DuPage County 🚨 Strategic price adjustment just implemented on 1N131 County Farm Rd in Winfield, IL. This ±13,900 SF freestanding office asset is now priced at $1,395,000, representing an aggressive ±$100/SF entry point in a premier medical corridor. Key Investment Highlights: * Strong Anchor: 66% leased to Regus under a long-term management-style agreement. * Massive Yield Potential: Projected 15.3% Pro Forma CAP rate upon stabilization. * Value-Add Upside: ±4,600 SF of immediate vacancy ready for lease-up. * Premier Location: Less than 1 mile from Northwestern Medicine CDH hospital campus. * High-Quality Condition: Renovated turnkey interior with full elevator access to all levels. This asset offers a unique combination of durable in-place income from a national brand and measurable upside for a speculative investor or owner-user. 🏢 View Full Details, Financials, and Offering Memo: https://creconsult.net/property/1n131-county-farm-rd-13900-sf-office-winfield-il/ For more information or to schedule a private tour, contact me directly. Randolph Taylor, CCIM Vice President | Investment Sales eXp Commercial 630.474.6441 | [email protected] #CommercialRealEstate #CRE #InvestmentProperty #OfficeInvestment #WinfieldIL #DuPageCounty #RealEstateInvesting #PriceReduction #Regus #ValueAdd #CCIM #eXpCommercial

PRICE REDUCTION | Fully Furnished Medical-Adjacent Office We have just adjusted the pricing on this premier turnkey asset in Joliet’s primary professional corridor, positioned immediately adjacent to Ascension St. Joseph Medical Center. 2435 Glenwood Ave | Joliet, IL 📉 New Price: $1,250,000 ($121/SF) 🏢 Building Size: ±10,311 SF Investment Highlights: ✔️ Turnkey Condition: Recently renovated with full elevator access to all levels. ✔️ Fully Furnished: High-end commercial-grade office furniture included in the sale. ✔️ Zoning: B-1 (Ideal for medical, professional, or nonprofit use). ✔️ Strategic Exit: Perfect for an owner-user looking for immediate occupancy or an investor seeking a sale-leaseback scenario. This is a rare opportunity to acquire a fully renovated, move-in-ready asset at an incredibly competitive basis in a high-barrier-to-entry medical corridor. Review the full Offering Memorandum and photos here: https://creconsult.net/property/2435-glenwood-ave-10311-sf-office-joliet-il/ Message me directly or call 630-474-6441 to schedule a private tour. #CRE #CommercialRealEstate #JolietIL #MedicalOffice #OfficeInvestment #OwnerUser #ValueAdd #eXpCommercial #IllinoisRealEstate

PRICE REDUCTION Freestanding Office Building | Joliet, IL 9,410 SF | NEW REDUCED PRICE: $1,050,000 ($112/SF) Turnkey, fully furnished suburban office opportunity in a park-like setting, ideal for immediate build-out or customized professional/medical use. Investment Highlights: ✔️ Open, flexible floor plan ready for immediate occupancy ✔️ Fully furnished with newer commercial-grade cubicles and desks ✔️ Park-like professional setting with 36 on-site parking spaces ✔️ Positioned immediately adjacent to Ascension St. Joseph Medical Center ✔️ Perfect for an owner-user or a value-add investor Full details and Offering Memorandum download: https://creconsult.net/property/2439-glenwood-ave-9410-sf-office-joliet-il/ Contact Randolph Taylor at (630) 474-6441 or [email protected] to schedule your private tour. #CRE #CommercialRealEstate #OfficeInvestment #OwnerUser #IllinoisRealEstate #MedicalOffice #eXpCommercial #ValueAdd #JolietIL #RealEstateDeals #TurnkeyInvestment

Bypass years of entitlement risk and heavy horizontal groundwork. Fairway Lakes Estates offers a massive head start in one of Will County's most desirable luxury submarkets. Because the heavy lifting is already underway—with rough grading and paved internal roadways in place—developers can significantly accelerate their path to vertical construction. With the newly approved $20B Joliet Technology Center poised to drive regional executive housing demand, this 77-acre, 60-lot master plan is perfectly positioned for builders looking to capture high-end homebuyer demand in the Frankfort 60423 zip code. Review the Offering Memorandum, site surveys, and full details here: https://creconsult.net/property/fairway-lakes-estates-77-38-acres-residential-development-frankfort-il/ Message me directly to discuss how this asset fits into your acquisition pipeline, or to schedule a private site walkthrough. #LandAcquisition #RealEstateDevelopment #HomeBuilders #FrankfortIL #ChicagoCRE #CommercialRealEstate #WillCounty #ResidentialDevelopment #eXpCommercial

High-Yield Office Opportunity | Winfield, IL Priced at just $104/SF, 1N131 County Farm Rd offers a unique investment profile anchored by the modern Regus flexible office platform. Key Highlights: Active Yield: Ownership participates directly in Regus platform NOI. High Momentum: reached ±75% occupancy with 100+ inquiries since early 2025. Significant Upside: Includes ±4,600 SF of near-term lease-up potential. Stabilization: Clear trajectory to a 15%+ Pro Forma CAP rate. Location: Signalized corner steps from Northwestern Medicine CDH. Asking Price: $1,450,000 Full Details & Financials: https://creconsult.net/property/1n131-county-farm-rd-13900-sf-office-winfield-il/ #CRE #InvestmentRealEstate #WinfieldIL #CCIM #eXpCommercial

100% Leased Street Retail | Chicago, IL 4,000 SF | $975,000 5.55% Cap | 8.36% Pro Forma • Six storefronts • In-place rents ~$20/SF (market ~$28/SF) • 21,000+ VPD on Montrose • 3.1% submarket vacancy Stabilized income today with upside through rent growth and MTM rollover. Full details: https://creconsult.net/property/3217-3229-west-montrose-avenue-chicago-7-unit-retail/ #CRE #RetailInvestment #ChicagoRealEstate #ValueAdd #InvestmentProperty

Trending Blogs

Recently Viewed Blogs

CREConsult