Westmont Portfolio of properties for Sale - Eastern East/West Corr
1. Economical, Value-add Deal with Granular Rent Roll Providing In-Place Interim Cash Flow
With an in-place NOI of $1.9 million and 5.0 years of weighted average lease term, Executive Place I - III features both healthy cash yields and stability driven by the current in-place rent roll.
The rent roll is highly granular, with 11 tenants averaging 14,499 square feet and no tenant occupying more than 20% of the net rentable area.
Major tenants total 40% of the Portfolio’s net rentable area, with an impressive weighted average lease term of nearly 6 years (5.77 yrs.).
A reinvigorated leasing strategy will allow new ownership to reach a stabilized occupancy, capitalizing on a competitive set boasting impressive metrics and increasing NOI by more than $650,000 over a 5-year hold period.
2. Dynamic, In-fill Location
Retail: Executive Place I - III is located one and a half miles from the Oakbrook Center- the epicenter of the most extensive suburban retail concentration in metropolitan Chicago.
Transportation: The Property’s location is only a five-minute drive to the heart
of Oak Brook and features easy access to both Interstate 88 and Interstate 294.
Talent Base: Westmont, Illinois, sits within one of the largest enclaves of affluence in the nation, creating a vibrant and diversified bloc of commerce impervious to economic shocks.
3. Extremely Advantageous Tax and Operating Expenses
The Property’s DuPage County address delivers a meaningful cost advantage, providing an estimated $3.00 to $10.00 per square foot in tax-driven operating expense savings compared to comparable assets located in Cook County.
Executive Place I–III benefits from the inherent efficiency of single-story design, resulting in materially lower operating costs. Single-story assets operate at significantly lower cost levels - approximately 40–45% below Class A multi-story buildings - due to reduced structural demands and limited common-area requirements.
4. Outperformance of “Inner Ring” and Single-story Assets
Single-story assets continue to outperform both inner-ring and multi-story product, benefiting from steadier demand and materially lower vacancy levels. Executive Place currently trails this high-performing peer set, underscoring a clear opportunity for lease-up and value creation as the market normalizes. Its elevated vacancy reflects broader macro trends rather than property-specific issues, positioning the asset to capture outsized recovery as tenants increasingly gravitate toward well-located, efficient single-story space.
5. Substantial Discount-to-Replacement Cost
Executive Place I–III will be acquired and sold at a significant discount to replacement cost, estimated at $250 per square foot, which would require net rents of $25.00–$27.50 per square foot - well above the Property’s current $14.18 market rent. These replacement-rent levels represent a 76%–94% premium to Executive Place I–III. With no new speculative flex developments underway in the suburban market, the substantial gap between replacement rents and in-place rents highlights the Property’s strong embedded rent-growth potential.
