🏢 FOR SALE | CHICAGO SUBURBAN MULTIFAMILY
📍 4337 Prescott Ave | Lyons, IL
Fully Leased | Income-Producing | Upside

Final opportunity in a 3-property stabilized portfolio.
Renovated 12-unit building with proven cash flow and long-term rental upside.

🔹 Offered at: $1,520,000
🔹 Units: 12 (Strong 2BR/1BR mix)
🔹 Income (Actual): $188,292 Gross | $103,891 NOI
🔹 Cap Rate: 6.83% Actual | 8.53% Pro Forma
🔹 Parking, upgrades, and tenant-paid heat

📄 Offering Memorandum & Full Details:
👉 sl.creconsult.net/L

📞 Contact: Randolph Taylor, CCIM
rtaylor@creconsult.net | (630) 474-6441
Vice President | Multifamily Broker, eXp Commercial

#MultifamilyForSale #ChicagoRealEstate #ApartmentInvesting #CommercialRealEstate #ValueAdd #PassiveIncome #CRE #eXpCommercial

Commercial Real Estate Distress 2025 Trends

Introduction

Commercial real estate distress 2025 is taking center stage—but it’s not the crisis many assume. Just ask John Chang, Senior VP at Marcus & Millichap, whose on-the-road market update brings clarity and candor. His perspective captures the volatility of the market—and its resilience.

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The Delinquency Decipher: Is CRE in Crisis?

Is this a wave or just ripples? CMBS delinquency rates rose 50 basis points in 2025—now 200 basis points higher than 2024. But the story is nuanced:

• 
  

  Office: 10.3%, still elevated, but below late 2024.

  
  


• 
  

  Industrial: 0.5%, near-zero distress.

  
  


• 
  

  Retail: 7.1%, improving from COVID-era highs.

  
  


• 
  

  Lodging: 7.9%, elevated but not alarming.

  
  

This isn’t a full-scale meltdown. It's targeted market friction.

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Multifamily Sector: Where Pressure Is Building

The multifamily delinquency rate has reached 6.6% in 2025—up significantly, but still far from the 16.9% seen in 2010–2011. The pressure is localized:

• 
  

  Sunbelt metros like Dallas, Phoenix, and Florida

  
  


• 
  

  Properties acquired at peak pricing with low-interest debt

  
  


• 
  

  Inexperienced operators now facing loan maturity

  
  

Chang notes, “This isn’t widespread failure. It’s a matter of misaligned projections and tighter lending.”

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Lenders Shift Gears: Less Forgiveness, More Action

For years, lenders extended terms or deferred payments. In 2025, that flexibility is gone:

• 
  

  Loans must be refinanced or sold

  
  


• 
  

  Notes are changing hands

  
  


• 
  

  Foreclosure starts are ticking up

  
  

Distress is entering the market slowly—but firmly.

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Sector Snapshots: Comparing 2025 CRE Delinquency

Office: Still Volatile

10.3% delinquency. Tenant downsizing and hybrid work persist.

Industrial: Strong and Steady

0.5% delinquency. Demand remains robust across logistics and warehouse properties.

Retail: Mixed Outlook

7.1% delinquency. Results vary by submarket and tenant strength.

Lodging: Gradual Rebound

7.9% delinquency. Some assets remain distressed due to slower recovery and rising costs.

Multifamily: Watch the Sunbelt

6.6% delinquency. Still manageable, but the Sunbelt faces investor retrenchment.

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Investor Psychology: Headlines vs. Reality

Distress doesn’t mean discounts. Many troubled properties require capital, repositioning, or involve legal headaches. “Extend and pretend” is fading, but buyers must remain cautious.

The hype? Overstated. The opportunity? Real—but complicated.

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Conclusion: Context is Everything in 2025

Commercial real estate distress 2025 is a market reality—but not a repeat of 2008. Each sector is reacting differently, and smart investors are responding accordingly. The fundamentals remain strong where underwriting was sound.

“Distress isn’t a wave sweeping across the industry—it’s a trickle, highly localized and sector-specific.” — John Chang

 

Source: https://www.linkedin.com/feed/update/urn:li:activity:7330275843224625152/

https://creconsult.net/commercial-real-estate-distress-2025/?fsp_sid=902

New Listing: Fully Leased Chicago Retail with Value-Add Upside
3217–3229 W Montrose Ave | Albany Park, Chicago
Offered at $995,000 | ±4,000 SF

Fully leased six-unit ground-floor retail property featuring a mix of service, food, and professional tenants. Flexible MTM and short-term leases provide near-term repositioning potential. Current rents average ~$20/SF, with market rates estimated at ~$28/SF MG—offering clear value-add upside. Located on high-traffic Montrose Avenue with 21,000+ vehicles per day, strong CTA access, and a low 3.1% submarket retail vacancy.

View the full listing:
https://creconsult.net/chicago-multifamily-listings/montrose-retail-strip/

Contact:
Randolph Taylor, CCIM
Vice President | eXp Commercial
rtaylor@creconsult.net
630.474.6441
www.creconsult.net

#ChicagoRetail #CommercialRealEstate #AlbanyPark #RetailInvestment #eXpCommercial #CRE #ValueAdd #MontroseAve #RealEstateInvestment

CALL FOR OFFERS: Friday May 30th
Multifamily Redevelopment Opportunity – 100 W Roosevelt Rd, Wheaton, IL

An exceptional opportunity to reposition two existing office buildings into a 22-unit multifamily community in one of Wheaton's most desirable corridors. Approved zoning and redevelopment plans are in place, supported by strong apartment demand and excellent site visibility along Roosevelt Road.

Key Highlights:
Approved for 22 multifamily rental units
R5 Residential Zoning | Approved PUD
1.51 Acres | 23,864 SF Total
Surface parking with 38 spaces
High-visibility location near downtown Wheaton

Offered at $1,650,000 with a projected valuation of $4,950,000 and an estimated 8.8% cap rate based on stabilized pro forma.

Learn more and view the full Offering Memorandum:
https://creconsult.net/park-place-wheaton-redevelopment/

For more information, contact:
Randolph Taylor, CCIM
Vice President | Investment Sales Broker
eXp Commercial – Chicago
Email: rtaylor@creconsult.net
Phone: 630-474-6441
Website: https://creconsult.net

#MultifamilyRedevelopment #WheatonIL #CRE #InvestmentOpportunity #ApartmentDevelopment #RealEstateInvestment

🏢 FOR SALE: 42-Unit Suburban Chicago Multifamily Portfolio | $5.55M

Stabilized apartment portfolio across three well-maintained assets in Lyons & Chicago Ridge, IL — fully occupied with strong in-place income and rental upside.

🔹 42 Units Across 3 Stabilized Assets
🔹 Well-Maintained with Recent Renovations
🔹 Current CAP Rate: 6.90% | Pro Forma: 8.42%
🔹 Significant Upside Through Rent Increases
🔹 Strong Tenancy | Turnkey Management
🔹 Ideal for 1031 Exchange or Private Portfolio Buyer

📍 Portfolio Includes:
12 Units – 4337 Prescott Ave, Lyons
🔗 sl.creconsult.net/L
12 Units – 7821 43rd St, Lyons
🔗 sl.creconsult.net/7821
18 Units – 9826 Sayre Ave, Chicago Ridge
🔗 sl.creconsult.net/CR

📩 Contacts:
Randolph Taylor, CCIM – rtaylor@creconsult.net | (630) 474-6441
Dave Snehal, CCIM – dave.snehal@expcommercial.com | (773) 230-8055

#multifamily #chicagorealestate #cre #1031exchange #realestateinvesting #suburbanchicago #multifamilyportfolio #valueadd #expcommercial

Two Adjacent Turnkey Office Buildings For Sale
Near St. Joseph Medical Center | Joliet, IL
2435 & 2439 Glenwood Ave

2435: ±10,311 SF | $1,295,000
2439: ±9,410 SF | $1,100,000

✅ Recently Renovated
✅ Both Delivered Vacant
✅ Fully Furnished (Optional)
✅ Elevator Access (2435)
✅ Ideal for Office, Professional, Medical

Two professionally updated office buildings are located just off Larkin Ave. in Joliet, adjacent to Ascension St. Joseph Medical Center. Offered individually or as a rare ±19,721 SF portfolio opportunity.

View full listings & OMs:
2435 Glenwood Ave: https://creconsult.net/office-building-for-sale-joliet
2439 Glenwood Ave: https://creconsult.net/2439-glenwood-office-sale-joliet


Randolph Taylor, CCIM
Vice President, Broker – eXp Commercial
rtaylor@creconsult.net | (630) 474-6441

#CRE #OfficeForSale #MedicalOffice #JolietIL #Turnkey #CommercialRealEstate #eXpCommercial

CALL FOR OFFERS – Monday May 5th!
3 STABILIZED MULTIFAMILY ASSETS
42 Units | Chicago Ridge & Lyons, IL
Fully occupied, recently updated buildings with rental upside.
Available individually or as a portfolio.

Property Links:
4337 Prescott Ave – sl.creconsult.net/L
7821 43rd St – sl.creconsult.net/7821
9826 Sayre Ave – sl.creconsult.net/CR

Contact for OM or tour scheduling:
Randolph Taylor, CCIM
Multifamily Broker | eXp Commercial
(630) 474-6441 | rtaylor@creconsult.net

#Multifamily #CRE #eXpCommercial #ChicagoRealEstate #CallForOffers #InvestmentProperty