Ruler CDL School Property
Place your Business in strategically advantageous location and make sure everybody knows!
Marketing description
Investment Sale Announcement – West Chicago, Illinois
Asking Price: $7,500,000
Tenant: Ruler CDL School
Current Rent: $20,000 per month ($240,000 annually)
Lease Type: Triple Net (NNN)
Annual Escalation: 3%
Lease Expiration: December 31, 2027
We are pleased to present a stabilized investment opportunity in West Chicago, Illinois, featuring an income-producing industrial/educational property fully leased to Ruler CDL School, a well-established commercial driver training institution serving the Chicagoland region.
This property offers immediate cash flow, long-term upside, and future redevelopment optionality, making it well-suited for private investors, 1031 exchange buyers, owner-operators, or institutional capital seeking a durable tenant and flexible real estate fundamentals.
Investment Highlights
Stable In-Place Income:
The property is leased on a triple-net (NNN) basis, with the tenant responsible for taxes, insurance, and maintenance, providing the owner with predictable, low-management income.Strong Rent Profile:
Current rent is $20,000 per month, increasing 3% annually, resulting in growing NOI through the remaining lease term.Established Tenant:
Ruler CDL School operates a high-demand training business aligned with long-term workforce and logistics trends. CDL training remains essential due to ongoing national driver shortages and regulatory requirements.Defined Lease Term:
The lease runs through 12/31/2027, offering near-term income certainty with a clear repositioning or renewal decision point.
Financial Snapshot (In-Place)
Year 1 NOI (Approx.): $240,000
Cap Rate (In-Place): ~3.2%
Rent Growth: 3% annually
Management Burden: Minimal (NNN)
While the in-place cap rate reflects current occupancy, the true value proposition lies in the future optionality of the site.
Value-Add & Redevelopment Upside
Upon lease expiration, the property offers multiple strategic paths:
Industrial Redevelopment:
Ability to redevelop or expand into a larger industrial or flex-use facility (up to ~40,000 SF, subject to approvals).Owner-User Conversion:
Ideal for logistics, light manufacturing, fleet operations, training campuses, or contractor yards.Re-Leasing at Market Rates:
Potential to re-lease at significantly higher market rents given tightening industrial supply in DuPage County.Hold & Extend Strategy:
Opportunity to extend or restructure the lease with the existing tenant at improved economics.
Location Advantages
Located in West Chicago, a growing industrial and logistics corridor within DuPage County
Strong access to major roadways serving Chicagoland
Proximity to workforce, transportation infrastructure, and regional distribution routes
Investor Summary
This offering combines immediate income, contractual rent growth, and long-term redevelopment potential. It is particularly attractive for buyers seeking a secure tenant today with strategic flexibility tomorrow.
Asking Price: $7,500,000
Status: Available Immediately
Investment highlights
The property currently has a development project underway for an industrial type of commercial building to provide maintenance services to the local businesses.
The property is located in M-1 Zoning and has a wide range of possibilities for businesses
11.2-3. - Permitted uses.
(A) Abrasive manufacture.
(B) Apparel and other products manufactured from textile.
(C) Assembly, production, processing, wholesaling or warehousing, or manufacturing of any commodity from semifinished (other than raw) materials, provided explosives or livestock are not involved.
(D) Bakeries (nonretail).
(E) Bedding manufacture.
(F) Bicycle manufacture.
(G) Boot and shoe manufacture.
(H) Bottling companies.
(I) Furniture manufacture.
(J) Carpet and rug cleaning.
(K) Cleaning, pressing and dying plants.
(L) Cold storage plants.
(M) Dairy products processing.
(N) Dry cleaning establishments and laundries employing more than ten (10) employees.
(O) Electronic and scientific precision instruments manufacture.
(P) Food storage and manufacture, packaging and processing. (Q)
Glass products production and sales.
(R) Ice plants.
(S) Medical and dental clinics.
(T) Metal stamping, polishing and plating.
(U) Paper products manufacture.
(V) Plastics processing.
(W) Above ground service facilities.
(X) Printing and publishing.
(Y) Radio and television stations and studios.
(Z) Research and development facilities or parks, provided explosives or livestock are not involved.
(AA) Warehousing and distribution.
(BB) Adult business uses, subject restrictions:
11.2-4. - Special uses.
(A) Alternative electric suppliers unless ancillary to a permitted or special manufacturing use.
(B) Asphaltic and concrete plants.
(C) Motor vehicle repair shops.
(D) Motor vehicle service stations.
(E) Motor vehicle body shops.
(F) Building material sales with outside storage.
(G) Cartage and express facilities and freight terminals, including air, motor and railroad.
(H) Chemical processing and manufacture.
(I) Cogeneration facilities unless ancillary to a permitted or special manufacturing use.
(J) Contractors equipment sales and leasing.
(K) Dwelling units for watchmen's quarters.
(L) Employment staffing agency, with any temporary employees reporting to agency to obtain a job order or to collect compensation.
(M) Fuel storage, sales and manufacturing, excluding public utilities.
(N) Governmental agency laboratories for the testing of radioactive materials from the City of West Chicago or the surrounding portions of the County of Du Page, over which the Illinois Department of Nuclear Safety, Illinois Environmental Protection Agency, United States Nuclear Regulatory Commission and/or the United States Environmental Protection Agency have jurisdiction, provided that such laboratories comply with all applicable laws, ordinances, codes, rules and regulations in their construction, use, operation and maintenance.
(O) Hotels.
(P) Kennels and animal hospitals and clinics.
(Q) Landscape waste transfer stations, provided, however, that in addition to the requirements of section 5.4-6 of the zoning ordinance, an applicant for a landscape waste transfer station special use permit shall demonstrate that the proposed use shall comply with all applicable local, state and federal statutes, ordinances, codes, rules and regulations, including, but not limited to, all applicable local, state and federal requirements relating to location, siting and design, licenses, permits and/or other governmental approvals and/or review.
(R) Reserved.
(S) Moving and storage facilities.
(T) Outside activity or storage ancillary to a permitted or special use.
(U) Planned unit developments on units of land not less than twenty (20) acres.
(V) Reserved.
(W) Self service storage facilities.
(X) Reserved.
(Y) Trade schools and adult educational facilities.
(Z) Crematoriums, including those with facilities for conducting funeral services as accessory to the principal use. The space devoted to funeral services shall be less than that devoted to cremation.
(AA) Utility substations.
(BB) Salvage and recycling facilities.
(CC) Reserved.
(DD) Motor vehicle sales, internet based.
(EE) Medical marijuana cultivation centers and dispensaries.
(FF) Construction and demolition debris recycling.
(GG) Motor vehicle care centers.
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