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Partial HQ Multi-Tenant Income-Generating 265 Exchange Dr 67,034 SF 78% Leased Office Building Online Auction Sale Crystal Lake, IL 60014
Investment Highlights
- 265 Exchange Drive is a three-story, 67,034-SF multi-tenant office building commonly known as the Exchange Drive Corporate Center.
- Opportunity to acquire a stabilized, income-producing professional asset suitable for headquarters use, with upside potential.
- The property is currently 78% leased, anchored by AptarGroup, which occupies approximately 43% of the gross rentable area.
- Located in Crystal Lake and adjacent to the Pingree Road Metra Station, one of two stations on Metra’s Union Pacific Northwest Line serving the area.
- Situated in established suburban corporate park surrounded by professional, medical, & corporate users, creating a cohesive business environment
- Positioned within an affluent demographic base of more than 42,240 residents, with average household incomes exceeding $133,500 within a 5-mile radius
Executive Summary
265 Exchange Drive features 67,034 square feet of office space in a three-story, multi-tenant building built in 2007, complemented by abundant on-site parking with more than 568 spaces for tenants and visitors (8.5 /1,000 RSF ratio).
Exchange Drive Corporate Center is currently 78% leased and anchored by AptarGroup, which occupies 44% of the gross rentable area and is committed through 2028. The asset offers stable in-place income, with the opportunity to increase returns through leasing of the remaining 14,851 square feet. Average occupancy of the building is 91% for the 7 year period ended 2025.
Located within an established outer-ring Chicago suburb, Crystal Lake offers commuter rail access on Metra’s Union Pacific Northwest Line, strong demographic fundamentals, and a stable base of professional office users. The surrounding trade area is supported by an affluent population of 42,240+ residents with average household incomes exceeding $133,500, within a 5-mile radius, reinforcing tenant demand and long-term income stability.
Crystal Lake functions as a self-contained suburban employment market rather than a Central Business District-dependent commuter extension, with office demand driven by regional headquarters, professional services, healthcare users, and hybrid tenants seeking suburban convenience. A walkable downtown anchored by locally owned restaurants, breweries, and casual nightlife further enhances the area’s appeal and supports both daytime and evening activity.
Strong tenancy combined with commuter rail access in an established suburban market positions 265 Exchange Drive as a stable office investment with predictable cash flow.
Property tours are by appointment only. Please contact the listing broker to schedule.
Matterport 3D Tours
Offering Memorandum Click Here to Access
Data Room Click Here to Access
- Offering Memorandum
- Operating and Financials
- Purchase Agreement
- Title and Insurance
Market Analytics Click Here to Access
Property Facts
Amenities
- 24 Hour Access
- Atrium
- Property Manager on Site
- Air Conditioning
Space Availability
- Space
- Size
- Space Use
- Build-Out
- Available
Suite LL_100 was completely renovated in 2023. Very affordable space offering a tremendous value in one of Crystal Lake's best located and most beautiful office buildings. Walking distance to the Crystal Lake Pingree train station. This space is significantly less expensive than other space in the building due to it being below grade but don't let that stop you from seeing it. It is a fantastic mostly open space with an abundance of natural light due full sized windows and extra large window wells. A Gross lease @ $14.00 per SF (or $7 PSF NNN) is available with no chargebacks at the end of the year for increasing maintenance expenses and real estate taxes. See the pictures and schedule a showing so you can see it for yourself! You won't find a better value for functional office space in the greater Crystal Lake area.
Offering 5 months free on a 5 year Lease. This office suite is beautifully finished and fully furnished office space with Reception Vestibule, 53 workstations, 2 private offices, Large Conference Room, and fully equipped kitchen with tables and seating included. Recently remodeled new LVT flooring. This prime second floor space with an abundance of natural light on 3 sides of the overall space. This is currently one of two spaces available at 265 Exchange Drive Corporate Center. See pictures and floor plan layout for Suite 206. This suite includes a separate 1,255 square foot fully built-out cafeteria and employee lounge area. A Modified Gross lease is available. Suite 206 is 8,979 RSF (7,493 USF) which includes common areas, foyer, common area bathrooms and amenities). Heat, Air Conditioning, and Water paid by Landlord, tenant only responsible for in-suite electric usage.
| Space | Size | Space Use | Build-Out | Available |
| Lower Level-Ste 100 | 4,848 SF | Office | Full Build-Out | Now |
| 2nd Fl-Ste 206 | 8,979 SF | Office | Full Build-Out | Now |
Lower Level-Ste 100
| Size |
| 4,848 SF |
| Space Use |
| Office |
| Build-Out |
| Full Build-Out |
| Available |
| Now |
2nd Fl-Ste 206
| Size |
| 8,979 SF |
| Space Use |
| Office |
| Build-Out |
| Full Build-Out |
| Available |
| Now |
Lower Level-Ste 100
| Size | 4,848 SF |
| Space Use | Office |
| Build-Out | Full Build-Out |
| Available | Now |
Suite LL_100 was completely renovated in 2023. Very affordable space offering a tremendous value in one of Crystal Lake's best located and most beautiful office buildings. Walking distance to the Crystal Lake Pingree train station. This space is significantly less expensive than other space in the building due to it being below grade but don't let that stop you from seeing it. It is a fantastic mostly open space with an abundance of natural light due full sized windows and extra large window wells. A Gross lease @ $14.00 per SF (or $7 PSF NNN) is available with no chargebacks at the end of the year for increasing maintenance expenses and real estate taxes. See the pictures and schedule a showing so you can see it for yourself! You won't find a better value for functional office space in the greater Crystal Lake area.
2nd Fl-Ste 206
| Size | 8,979 SF |
| Space Use | Office |
| Build-Out | Full Build-Out |
| Available | Now |
Offering 5 months free on a 5 year Lease. This office suite is beautifully finished and fully furnished office space with Reception Vestibule, 53 workstations, 2 private offices, Large Conference Room, and fully equipped kitchen with tables and seating included. Recently remodeled new LVT flooring. This prime second floor space with an abundance of natural light on 3 sides of the overall space. This is currently one of two spaces available at 265 Exchange Drive Corporate Center. See pictures and floor plan layout for Suite 206. This suite includes a separate 1,255 square foot fully built-out cafeteria and employee lounge area. A Modified Gross lease is available. Suite 206 is 8,979 RSF (7,493 USF) which includes common areas, foyer, common area bathrooms and amenities). Heat, Air Conditioning, and Water paid by Landlord, tenant only responsible for in-suite electric usage.
About FAR NORTHWEST
The area far northwest of Chicago is known for its roots in agricultural commerce and recreational activities. Situated just below the Wisconsin-Illinois border to the north, the scenic Fox River to the east, and agricultural commerce to the west, this area earned its bragging rights as a pastoral reprieve for its inhabitants. The numerous bike trails, nature preserves, and historic sights dot this idyllic enclave just 56 miles due northwest of Chicago’s urban core.
Besides its natural beauty, people are drawn here to worship at Crystal Lake’s Megachurch Willow Creek and work with employers like automotive wholesaler Brake Parts, Inc (453 employees) in McHenry, industrial manufacturer Senior Flexonics (270 employees) in Bartlett, and financial institution JP Morgan Chase (390 employees) in Elgin. It is now becoming a classic example of exurbanization. In fact, the far northwest area is experiencing rapid growth among the 20 – 29-year-old set.
Demographics
Demographics
Sale Advisor
Sale Advisor
Michael McGuire, Principal/Managing Broker
About the Auction Technology
Auction Contact
Presented by
MRM PROPERTIES LLC
Partial HQ Multi-Tenant Income-Generating | 265 Exchange Dr
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Partial HQ Multi-Tenant Income-Generating | 265 Exchange Dr
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