Westside Children’s Therapy | Carol Stream, IL

Premier Medical Net-Lease Investment: Westside Children’s Therapy | Carol Stream, IL

Lee & Associates is pleased to exclusively present the fee simple interest for sale in a freestanding, specialized medical office building located at 411 E Geneva Road in Carol Stream, Illinois. Operating as Westside Children’s Therapy, a top-tier regional pediatric healthcare provider within the Chicago metropolitan area, this single-tenant commercial property offers real estate investors strong passive income underpinned by an established tenant, predictable annual rent growth, and a high-demand healthcare focus.

Attractive Double-Net (NN) Lease Dynamics & Financial Overview

Offered at $1,698,000, the property generates a strong initial Net Operating Income (NOI) of $129,891, translating to an attractive 7.65% Cap Rate. The Double-Net (NN) lease runs through December 27, 2032 (6.5 years of remaining primary term), featuring built-in 2% annual rental increases that hedge against inflation, along with two additional 5-year renewal options. Landlord responsibilities are minimal and strictly limited to the roof, structural components, and parking lot, while the tenant handles HVAC maintenance, property taxes, insurance, and common area expenses (CAMs).

Commercial Property & Investment Metrics

• Property Address: 411 E Geneva Rd, Carol Stream, IL 60188

• Offering Price: $1,698,000

• Cap Rate: 7.65%

• Net Operating Income (NOI): $129,891

• Property Type / Sub-Type: Commercial Office / Healthcare / Medical Office Building

• Gross Leasable Area (GLA): 7,500 Sq. Ft.

• Price Per Square Foot: $226 / SF

• Lot Size: 1.27 Acres (55,321 Sq. Ft.)

• Year Built / Renovated: 1990 / 2021 (Specialized Healthcare Conversion)

• Lease Structure: Double-Net (NN)

• Remaining Lease Term: 6.5 Years (Expiration: Dec 27, 2032)

• Rent Escalations: 2% Annual Increases

• Renewal Options: Two (2) 5-Year Options

• Parking & Infrastructure: 60 Dedicated Spaces (Generous 8.0 spaces per 1,000 Sq. Ft.)

High-Performing Tenant & Significant Capital Commitment

Westside Children’s Therapy is a leading multidisciplinary pediatric healthcare provider offering Applied Behavior Analysis (ABA) autism therapy, speech, physical, occupational, and feeding therapies, alongside behavioral counseling.

• Corporate Footprint: Headquartered in Frankfort, IL, Westside operates 30 facilities across Illinois, employing over 600 healthcare professionals, with projected revenue reaching approximately $68.6 million.

• Tenant Investment in Site: The facility underwent a extensive renovation in 2021 tailored specifically for pediatric therapy needs, supported by a tenant improvement allowance of up to $187,500—signaling a strong, long-term operational commitment to this location.

Strategic Location & Dense Chicago MSA Demographics

Positioned along Geneva Road—a prominent east-west retail corridor carrying approximately 20,800 vehicles per day—the facility sits adjacent to the high-volume retail junction of Geneva and Schmale Roads.

• Surrounding Retail Anchors: Located near Geneva Crossing (80,000 SF shopping center) and surrounded by national brands such as The Home Depot, Jewel-Osco, Starbucks, Walgreens, PNC Bank, U.S. Bank, and 7-Eleven.

• Exceptional Infill Demographics: Serves a high-density trade area of over 255,403 residents within a 5-mile radius with an affluent average household income of $165,757.

• Regional Connectivity: Situated just 33 miles west of downtown Chicago, Carol Stream benefits from its integration into the greater Chicago-Naperville-Elgin metropolitan area, home to more than 9.3 million residents.