CALL FOR OFFERS: THIS FRIDAY (JULY 24TH @ 5:00 PM CST)
Just reduced to $1,175,000—bringing this 13,900 SF Regus-anchored office asset down to $84/SF with a 13.15% Y1 pro forma cap rate.
1N131 County Farm Rd | Winfield, IL
Key Highlights:
• Flexibility: Unilateral landlord termination rights (ideal for owner-user OR value-add investor)
• In-Place Cash Flow: ~76% occupied with Regus anchor
• Clean Slate: Seller zero-balancing deficit at closing
📥 Download the OM & View Details:
https://creconsult.net/property/1n131-county-farm-rd-13900-sf-office-winfield-il/
Submitting an offer or need details before Friday? Call me directly.
Randolph Taylor, CCIM | eXp Commercial
📞 630.474.6441 | ✉️ rtaylor@creconsult.net
#CommercialRealEstate #CRE #ChicagoCRE #OfficeInvestment #DuPageCounty
Wednesday, July 22, 2026
Monday, July 20, 2026
🚨 PRICE REDUCED to $895,000 | 12% Pro Forma Cap Rate 🚨
We have just repositioned the pricing on 3217 W Montrose Ave—a fully occupied, 4,000 SF retail condo in Chicago’s highly constrained Northwest City submarket.
This asset is currently operated by an out-of-state owner and offers massive, immediate upside. We purposely maintained month-to-month leases across 5 of the 6 units, giving you the ultimate blank slate:
📈 Investors: Instantly convert the below-market gross leases to standard NNN leases to unlock a 12% Pro Forma Cap Rate. No waiting years for long-term lease expirations.
🏢 Owner-Users: Quickly vacate the majority of the ground-floor footprint for your own business while securing favorable SBA financing and keeping in-place income from the remaining tenant.
Chicago street retail with this level of stability and immediate flexibility is rare.
🔗 View the full OM, rent roll, and financial model here: https://creconsult.net/property/3217-3229-west-montrose-avenue-chicago-7-unit-retail/
Reach out directly to discuss the financials or schedule a tour.
👤 Randolph Taylor, MBA, CCIM, MiCP
🏢 Vice President | eXp Commercial Chicago
📞 (630) 474-6441 ✉️ rtaylor@creconsult.net
📍 939 W North Ave, #750, Chicago, IL 60642
📝 IL License: 475.142701
#CommercialRealEstate #CRE #ChicagoRealEstate #ValueAdd #RetailRealEstate #eXpCommercial #CCIM #OwnerUser #CREInvesting #ChicagoBusiness
We have just repositioned the pricing on 3217 W Montrose Ave—a fully occupied, 4,000 SF retail condo in Chicago’s highly constrained Northwest City submarket.
This asset is currently operated by an out-of-state owner and offers massive, immediate upside. We purposely maintained month-to-month leases across 5 of the 6 units, giving you the ultimate blank slate:
📈 Investors: Instantly convert the below-market gross leases to standard NNN leases to unlock a 12% Pro Forma Cap Rate. No waiting years for long-term lease expirations.
🏢 Owner-Users: Quickly vacate the majority of the ground-floor footprint for your own business while securing favorable SBA financing and keeping in-place income from the remaining tenant.
Chicago street retail with this level of stability and immediate flexibility is rare.
🔗 View the full OM, rent roll, and financial model here: https://creconsult.net/property/3217-3229-west-montrose-avenue-chicago-7-unit-retail/
Reach out directly to discuss the financials or schedule a tour.
👤 Randolph Taylor, MBA, CCIM, MiCP
🏢 Vice President | eXp Commercial Chicago
📞 (630) 474-6441 ✉️ rtaylor@creconsult.net
📍 939 W North Ave, #750, Chicago, IL 60642
📝 IL License: 475.142701
#CommercialRealEstate #CRE #ChicagoRealEstate #ValueAdd #RetailRealEstate #eXpCommercial #CCIM #OwnerUser #CREInvesting #ChicagoBusiness
Thursday, July 16, 2026
🚨 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
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
Tuesday, July 14, 2026
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
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
Monday, July 13, 2026
Just reduced: A $450,000 turnkey culinary buildout in Plainfield, Illinois—now available at an aggressive $22/SF Modified Gross.
If you are a catering operator, ghost kitchen user, or food entrepreneur, you know how expensive and time-consuming a commercial kitchen buildout is right now. This space allows you to bypass the construction delays and health department headaches entirely.
We just dropped the rate, and the landlord is highly motivated to secure a tenant quickly.
Here are the key facts:
* Size: 2,859 SF prime commercial suite.
* Location: Right on the rapidly growing Route 59 commercial corridor, directly adjacent to a top-performing Goldfish Swim School (unrivaled, built-in family cross-traffic).
* High-End Turnkey Infrastructure: Features a professional ventilation hood system, multiple preparation ovens, quartz countertops, a 3-bay stainless steel sink, and dedicated laundry facilities.
* Demographics: Surrounded by elite local wealth with an average 3-mile household income of $213,997. Neighbors include Target, Costco, Meijer, and Mariano's.
Adaptive Reuse Option: If you aren't a food operator, the ownership is exceptionally cooperative and willing to decommission or remove the kitchen buildout. Under flexible B-3 zoning, this is a blank canvas for a medical/dental office, fitness concept, children's enrichment academy, or specialty retail showroom.
We are actively promoting this new aggressive rate this week, and interest is expected to move fast.
DM me directly or call me at (630) 474-6441 to get the full property brochure, detailed floor plan, or to schedule a private walkthrough.
Full listing details: https://properties.expcommercial.com/12315-rhea-drive-plainfield-lease
If you are a catering operator, ghost kitchen user, or food entrepreneur, you know how expensive and time-consuming a commercial kitchen buildout is right now. This space allows you to bypass the construction delays and health department headaches entirely.
We just dropped the rate, and the landlord is highly motivated to secure a tenant quickly.
Here are the key facts:
* Size: 2,859 SF prime commercial suite.
* Location: Right on the rapidly growing Route 59 commercial corridor, directly adjacent to a top-performing Goldfish Swim School (unrivaled, built-in family cross-traffic).
* High-End Turnkey Infrastructure: Features a professional ventilation hood system, multiple preparation ovens, quartz countertops, a 3-bay stainless steel sink, and dedicated laundry facilities.
* Demographics: Surrounded by elite local wealth with an average 3-mile household income of $213,997. Neighbors include Target, Costco, Meijer, and Mariano's.
Adaptive Reuse Option: If you aren't a food operator, the ownership is exceptionally cooperative and willing to decommission or remove the kitchen buildout. Under flexible B-3 zoning, this is a blank canvas for a medical/dental office, fitness concept, children's enrichment academy, or specialty retail showroom.
We are actively promoting this new aggressive rate this week, and interest is expected to move fast.
DM me directly or call me at (630) 474-6441 to get the full property brochure, detailed floor plan, or to schedule a private walkthrough.
Full listing details: https://properties.expcommercial.com/12315-rhea-drive-plainfield-lease
Friday, July 10, 2026
🚨 Major Underwriting Update: 1N131 County Farm Rd 🚨
How often do you find a corporate-anchored office asset (<$85/SF) where the seller clears the entire startup deficit for you at closing?
To facilitate a smooth exit for a separate project, the seller is wiping the Regus (IWG) operating ledger completely clean. You bypass the ramp-up costs and get immediate landlord control.
Your options at closing:
1️⃣ Ride the momentum: Collect scaling profit payouts with zero startup burden.
2️⃣ Restructure & lease: Consolidate the operator to one floor and lease the rest.
3️⃣ Owner-User Takeover: Terminate the contract for a 100% owner-occupied HQ.
The Details:
💰 $1,175,000 Asking Price
📈 Regus-anchored (~75% occupancy)
📍 DuPage County Medical Corridor
👇 Grab the updated OM & Regus financial model.
https://creconsult.net/wp-content/uploads/2026/07/1N131-County-Farm-Rd-Winfield-OM-Update-Regus-Model.pdf
#CommercialRealEstate #CRE #OfficeInvestment #ValueAdd #ChicagoRealEstate #DuPageCounty #RealEstateInvesting #OwnerUser
How often do you find a corporate-anchored office asset (<$85/SF) where the seller clears the entire startup deficit for you at closing?
To facilitate a smooth exit for a separate project, the seller is wiping the Regus (IWG) operating ledger completely clean. You bypass the ramp-up costs and get immediate landlord control.
Your options at closing:
1️⃣ Ride the momentum: Collect scaling profit payouts with zero startup burden.
2️⃣ Restructure & lease: Consolidate the operator to one floor and lease the rest.
3️⃣ Owner-User Takeover: Terminate the contract for a 100% owner-occupied HQ.
The Details:
💰 $1,175,000 Asking Price
📈 Regus-anchored (~75% occupancy)
📍 DuPage County Medical Corridor
👇 Grab the updated OM & Regus financial model.
https://creconsult.net/wp-content/uploads/2026/07/1N131-County-Farm-Rd-Winfield-OM-Update-Regus-Model.pdf
#CommercialRealEstate #CRE #OfficeInvestment #ValueAdd #ChicagoRealEstate #DuPageCounty #RealEstateInvesting #OwnerUser
🚨 Major Underwriting Update: 1N131 County Farm Rd 🚨
How often do you find a corporate-anchored office asset (<$85/SF) where the seller clears the entire startup deficit for you at closing?
To facilitate a smooth exit for a separate project, the seller is wiping the Regus (IWG) operating ledger completely clean. You bypass the ramp-up costs and get immediate landlord control.
Your options at closing:
1️⃣ Ride the momentum: Collect scaling profit payouts with zero startup burden.
2️⃣ Restructure & lease: Consolidate the operator to one floor and lease the rest.
3️⃣ Owner-User Takeover: Terminate the contract for a 100% owner-occupied HQ.
The Details:
💰 $1,175,000 Asking Price
📈 Regus-anchored (~75% occupancy)
📍 DuPage County Medical Corridor
👇 Grab the updated OM & Regus financial model.
https://creconsult.net/wp-content/uploads/2026/07/1N131-County-Farm-Rd-Winfield-OM-Update-Regus-Model.pdf
#CommercialRealEstate #CRE #OfficeInvestment #ValueAdd #ChicagoRealEstate #DuPageCounty #RealEstateInvesting #OwnerUser
How often do you find a corporate-anchored office asset (<$85/SF) where the seller clears the entire startup deficit for you at closing?
To facilitate a smooth exit for a separate project, the seller is wiping the Regus (IWG) operating ledger completely clean. You bypass the ramp-up costs and get immediate landlord control.
Your options at closing:
1️⃣ Ride the momentum: Collect scaling profit payouts with zero startup burden.
2️⃣ Restructure & lease: Consolidate the operator to one floor and lease the rest.
3️⃣ Owner-User Takeover: Terminate the contract for a 100% owner-occupied HQ.
The Details:
💰 $1,175,000 Asking Price
📈 Regus-anchored (~75% occupancy)
📍 DuPage County Medical Corridor
👇 Grab the updated OM & Regus financial model.
https://creconsult.net/wp-content/uploads/2026/07/1N131-County-Farm-Rd-Winfield-OM-Update-Regus-Model.pdf
#CommercialRealEstate #CRE #OfficeInvestment #ValueAdd #ChicagoRealEstate #DuPageCounty #RealEstateInvesting #OwnerUser
Thursday, July 2, 2026
🚨MAJOR PRICE DROP: NOW UNDER $1,000,000! 🚨
Looking for a turnkey commercial footprint in a prime location? The price on this freestanding office building in northwest Joliet has just been reduced to $999,000 ($106/SF)!
Located right in an established commercial corridor near Ascension St. Joseph Medical Center, 2439 Glenwood Ave offers exceptional visibility, curb appeal, and flexible layout options for owner-users or sharp investors.
🏢 Property Highlights:
* Total Space: ±9,410 SF total (comprising a ±5,527 SF main level and a ±3,800 SF professionally finished lower level).
* Move-In Ready: Delivered completely vacant and formerly owner-occupied.
* Functional Layout: Features a professional mix of executive private offices, a welcoming reception area, collaborative workstations, and conference rooms.
* Finished Lower Level: Includes additional offices, restrooms, a break area/kitchenette, and a large open training or flex space.
* Bonus Perks: Ample off-street parking (36 surface spaces) and newer commercial-grade systems furniture/cubicles available (optional).
* Zoning B-1: Absolutely ideal for general business offices, medical-adjacent practices, or nonprofit organizations.
* Expansion Potential: The adjacent ±10,311 SF building at 2435 Glenwood Ave is also available if you are looking to establish a larger campus footprint!
👇 Click the link below to review the full details, download the Offering Memorandum, and schedule a tour:
🔗 https://creconsult.net/property/2439-glenwood-ave-9410-sf-office-joliet-il/
📞 Get in Touch:
Randolph Taylor, CCIM Vice President | Investment Sales Broker
🏢 eXp Commercial
📱 Direct: 630.474.6441
📧 Email: rtaylor@creconsult.net
#CommercialRealEstate #JolietIL #OfficeBuilding #MedicalOffice #RealEstateInvesting #TurnkeyOffice #CRE #PriceDrop #ChicagoRealEstate #Brokerage
Looking for a turnkey commercial footprint in a prime location? The price on this freestanding office building in northwest Joliet has just been reduced to $999,000 ($106/SF)!
Located right in an established commercial corridor near Ascension St. Joseph Medical Center, 2439 Glenwood Ave offers exceptional visibility, curb appeal, and flexible layout options for owner-users or sharp investors.
🏢 Property Highlights:
* Total Space: ±9,410 SF total (comprising a ±5,527 SF main level and a ±3,800 SF professionally finished lower level).
* Move-In Ready: Delivered completely vacant and formerly owner-occupied.
* Functional Layout: Features a professional mix of executive private offices, a welcoming reception area, collaborative workstations, and conference rooms.
* Finished Lower Level: Includes additional offices, restrooms, a break area/kitchenette, and a large open training or flex space.
* Bonus Perks: Ample off-street parking (36 surface spaces) and newer commercial-grade systems furniture/cubicles available (optional).
* Zoning B-1: Absolutely ideal for general business offices, medical-adjacent practices, or nonprofit organizations.
* Expansion Potential: The adjacent ±10,311 SF building at 2435 Glenwood Ave is also available if you are looking to establish a larger campus footprint!
👇 Click the link below to review the full details, download the Offering Memorandum, and schedule a tour:
🔗 https://creconsult.net/property/2439-glenwood-ave-9410-sf-office-joliet-il/
📞 Get in Touch:
Randolph Taylor, CCIM Vice President | Investment Sales Broker
🏢 eXp Commercial
📱 Direct: 630.474.6441
📧 Email: rtaylor@creconsult.net
#CommercialRealEstate #JolietIL #OfficeBuilding #MedicalOffice #RealEstateInvesting #TurnkeyOffice #CRE #PriceDrop #ChicagoRealEstate #Brokerage
Tuesday, June 30, 2026
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 | rtaylor@creconsult.net
eXp Commercial - Chicago
#CommercialRealEstate #CRE #OfficeInvestment #NetLease #ValueAddRealEstate #ChicagoRealEstate #DuPageCounty #Regus #eXpCommercial #InvestmentProperty
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 | rtaylor@creconsult.net
eXp Commercial - Chicago
#CommercialRealEstate #CRE #OfficeInvestment #NetLease #ValueAddRealEstate #ChicagoRealEstate #DuPageCounty #Regus #eXpCommercial #InvestmentProperty
Friday, June 12, 2026
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 rtaylor@creconsult.net
eXp Commercial - Chicago
#CommercialRealEstate #CRE #OfficeInvestment #NetLease #ValueAddRealEstate #ChicagoRealEstate #DuPageCounty #Regus #eXpCommercial #InvestmentProperty
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 rtaylor@creconsult.net
eXp Commercial - Chicago
#CommercialRealEstate #CRE #OfficeInvestment #NetLease #ValueAddRealEstate #ChicagoRealEstate #DuPageCounty #Regus #eXpCommercial #InvestmentProperty
Thursday, June 4, 2026
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 rtaylor@creconsult.net
eXp Commercial
#CommercialRealEstate #CRE #OfficeInvestment #ValueAddRealEstate #ChicagoRealEstate #DuPageCounty #Regus #eXpCommercial #InvestmentProperty
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 rtaylor@creconsult.net
eXp Commercial
#CommercialRealEstate #CRE #OfficeInvestment #ValueAddRealEstate #ChicagoRealEstate #DuPageCounty #Regus #eXpCommercial #InvestmentProperty
Monday, June 1, 2026
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 rtaylor@creconsult.net
eXp Commercial
#CommercialRealEstate #CRE #OfficeInvestment #ValueAddRealEstate #ChicagoRealEstate #DuPageCounty #Regus #eXpCommercial #InvestmentProperty
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 rtaylor@creconsult.net
eXp Commercial
#CommercialRealEstate #CRE #OfficeInvestment #ValueAddRealEstate #ChicagoRealEstate #DuPageCounty #Regus #eXpCommercial #InvestmentProperty
Wednesday, May 27, 2026
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
rtaylor@creconsult.net
(630) 474-6441
#CommercialRealEstate #CCIM #InvestmentSales #ChicagoCRE #ValueAddOffice #RealEstateInvesting #CoWorking #DuPageCounty
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
rtaylor@creconsult.net
(630) 474-6441
#CommercialRealEstate #CCIM #InvestmentSales #ChicagoCRE #ValueAddOffice #RealEstateInvesting #CoWorking #DuPageCounty
Tuesday, May 26, 2026
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
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
Thursday, May 21, 2026
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
rtaylor@creconsult.net
(630) 474-6441
#CommercialRealEstate #CCIM #InvestmentSales #ChicagoCRE #ValueAddOffice #RealEstateInvesting #CoWorking #DuPageCounty
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
rtaylor@creconsult.net
(630) 474-6441
#CommercialRealEstate #CCIM #InvestmentSales #ChicagoCRE #ValueAddOffice #RealEstateInvesting #CoWorking #DuPageCounty
Tuesday, May 19, 2026
🚨 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 | rtaylor@creconsult.net
#CommercialRealEstate #CRE #InvestmentProperty #OfficeInvestment #Winfield #DuPageCounty #RealEstateInvesting #PriceReduction #Regus #ValueAdd #CCIM #eXpCommercial
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 | rtaylor@creconsult.net
#CommercialRealEstate #CRE #InvestmentProperty #OfficeInvestment #Winfield #DuPageCounty #RealEstateInvesting #PriceReduction #Regus #ValueAdd #CCIM #eXpCommercial
Friday, May 15, 2026
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
📩 rtaylor@creconsult.net
🌐 creconsult.net
#ChicagoRealEstate #MultifamilyBroker #1031Exchange #TaxDeferral #EstatePlanning #ApartmentSales #CRE #WealthPreservation #ChicagoMultifamily #DST #RealEstateInvesting
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
📩 rtaylor@creconsult.net
🌐 creconsult.net
#ChicagoRealEstate #MultifamilyBroker #1031Exchange #TaxDeferral #EstatePlanning #ApartmentSales #CRE #WealthPreservation #ChicagoMultifamily #DST #RealEstateInvesting
4 Key Differences: Deferred Sales Trust vs Delaware Statutory Trust
Comparing a Deferred Sales Trust vs Delaware Statutory Trust is one of the most critical steps for multifamily owners who want to sell but are paralyzed by the looming threat of capital gains taxes.
As a multifamily investment sales broker, I frequently speak with owners who are exhausted by property management. They want to sell, but they refuse to hand 30% to 40% of their equity over to the IRS, and they certainly do not want to buy another apartment building to manage.
In our recent guide on crafting a successful Chicago multifamily disposition strategy, we highlighted absolute triple-net (NNN) leases and the Delaware Statutory Trust (DST) as powerful 1031 exchange vehicles to solve this exact problem.
However, as you research these exit options, you will almost certainly run into a confusing roadblock: there is another DST out there.
Promoters heavily market the Deferred Sales Trust as a 1031 alternative, promising high yields and stock market flexibility. Because they share the exact same acronym, sellers often mistake them for the same thing. They are not.
When conducting a true comparison of a Deferred Sales Trust vs Delaware Statutory Trust, you must understand that they rely on completely different tax codes, hold entirely different assets, and carry drastically different risks. By understanding these options, you can confidently list and sell your property knowing your wealth is protected.
Here are four key facts to tell the two DSTs apart.
1. The Legal Framework: Section 1031 vs. Section 453
The foundational difference in a Deferred Sales Trust vs Delaware Statutory Trust setup lies in how they interact with the IRS tax code.
The Delaware Statutory Trust (The Real Estate Route) This structure operates under the standard 1031 exchange. When we sell your multifamily property, you reinvest your proceeds into a fractional share of institutional-grade, physical real estate. This could be a massive data center, a medical facility, or a 300-unit apartment complex. You remain invested in tangible real estate and preserve your wealth without the headaches of day-to-day management.
The Deferred Sales Trust (The Stock Market Route) This structure relies on the installment sale rules found in IRC Section 453 (External Link). Instead of buying new real estate, you sell your property to a specialized trust in exchange for a promissory note. The trust then sells the property to the final buyer for cash and invests that cash into traditional financial markets (stocks, bonds, and mutual funds) to fund your monthly note payments.
2. The Yield Illusion: Gross Payout vs. Net After-Tax Income
In the battle of yield between a Deferred Sales Trust vs Delaware Statutory Trust, many commercial investors are drawn to the installment option because promoters might promise a 6% to 8% payout. This looks attractive compared to the 4.5% to 5.5% cash-on-cash returns typical of today's real estate funds.
However, savvy sellers know you must look at the net-net-net after-tax return.
- The Ordinary Income Trap: Every dollar paid out from a Deferred Sales Trust promissory note is taxed as ordinary income. If you sit in a higher federal tax bracket, up to 40% of your Deferred Sales Trust income will be instantly eaten by taxes. A 7.5% gross yield quickly shrinks to a 4.5% net yield.
- The Real Estate Tax Shield: By contrast, the income from a Delaware Statutory Trust is heavily sheltered by real estate depreciation. Because you own physical property, you receive a "phantom" expense deduction. Often, 50% to 70% of your DST yield is completely shielded from current-year income taxes.
The reality is that the actual take-home cash in your pocket is often nearly identical between the two, but the Deferred Sales Trust requires you to take on stock market volatility to get it.
3. The Fully Depreciated Property and the "Debt Trap"
If you have owned your apartment building for decades, you have likely fully depreciated the asset, meaning your cost basis is zero. This scenario exposes a massive hidden risk. A major deciding factor between a Deferred Sales Trust vs Delaware Statutory Trust is how they handle your existing mortgage.
To completely defer your taxes in a real estate transaction, the IRS requires you to replace whatever debt you pay off at closing.
- Delaware Statutory Trust Advantage: These funds come with pre-packaged, non-recourse debt baked right into the structure. If you need to replace $1 million in debt, you simply buy into a leveraged fund, effortlessly satisfying the IRS requirement without ever signing a personal loan document.
- Deferred Sales Trust Risk: A Deferred Sales Trust does not replace debt. The mortgage is simply paid off at closing. However, if your mortgage balance is higher than your depreciated cost basis, the IRS treats the difference as a "constructive payment." This triggers a massive, immediate tax penalty. A Deferred Sales Trust cannot protect you from this "debt over basis" trap.
4. Estate Planning: Generational Wealth Transfer
How do these structures perform when it is time to pass wealth down to your family? For legacy planning, a Deferred Sales Trust vs Delaware Statutory Trust offers vastly different outcomes.
If you hold a Delaware Statutory Trust until you pass away, your heirs inherit the physical real estate with a "step-up in basis." This incredible IRS provision effectively wipes out decades of deferred capital gains and depreciation recapture taxes, allowing your family to inherit the full value of the asset tax-free.
If you pass away while holding a Deferred Sales Trust, your heirs simply inherit the remaining balance of the promissory note. This is treated as "Income in Respect of a Decedent" (IRD). There is no step-up in basis, meaning your heirs inherit your tax liability along with the note.
Evaluating a Deferred Sales Trust vs Delaware Statutory Trust to Facilitate Your Sale
At the end of the day, my job as a multifamily investment sales broker is not to sell you trust products. My job is to help you successfully sell your property at the absolute highest market value and guide you toward the right exit strategy so you can actually keep your profits.
Ultimately, choosing between a Deferred Sales Trust vs Delaware Statutory Trust comes down to your ultimate financial goals and risk tolerance. If capital gains tax concerns are the only thing keeping you from listing your property and moving on to your next chapter, you have powerful options available to you.
By bringing in the right 1031 accommodators and financial planners, we can structure a highly profitable sale that transitions you out of the landlord business and into stable, passive retirement income.
Are taxes holding you back from selling? Let's discuss your options. Contact Randolph Taylor and the team at CRE Consult today to explore a disposition strategy tailored to your property.
https://creconsult.net/deferred-sales-trust-vs-delaware-statutory-trust/?fsp_sid=2508
Tuesday, May 12, 2026
🚨 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 | rtaylor@creconsult.net
#CommercialRealEstate #CRE #InvestmentProperty #OfficeInvestment #WinfieldIL #DuPageCounty #RealEstateInvesting #PriceReduction #Regus #ValueAdd #CCIM #eXpCommercial
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 | rtaylor@creconsult.net
#CommercialRealEstate #CRE #InvestmentProperty #OfficeInvestment #WinfieldIL #DuPageCounty #RealEstateInvesting #PriceReduction #Regus #ValueAdd #CCIM #eXpCommercial
Wednesday, May 6, 2026
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
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
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