1880 W Winchester Rd, Suite 204Libertyville, IL 60048

Suite 204 at 1880 W Winchester Road is a 1,954 SF office condominium for sale at $275,000 — about $141 per square foot — and it is completely vacant. The plan runs four private offices (20' x 14', 18' x 12', 18' x 12' and 16' x 11'), an 18' x 13' conference room behind french doors, a 30' x 11' reception and waiting area, an 18' x 8' kitchen/breakroom, a 10' x 9' storage room, two closets and two private restrooms inside the suite. Carpet, paint, ceiling tiles and lighting all show as recently refreshed. It sits on the second floor of a well-maintained two-story elevator building with common on-site parking, and it can be occupied the day it closes.

Most professional firms at this size are choosing between two bad options: keep renting in someone else's building, where the rent escalates every year and nothing accrues at the end of it, or buy a whole freestanding office building — more space than a four-person practice needs, at several times the price. This is the middle. You own 1,954 SF outright for $275,000, and the association handles the roof, the exterior, the landscaping, the snow and the common areas for $358 a month. Because the suite is empty, there is no demolition, no tenant to relocate and no existing furniture plan to design around.

What makes the plan unusual at this size is how little of it is hallway. The five closed rooms — four offices and the conference room — total roughly 1,122 SF, and the labeled rooms including reception, breakroom and storage come to about 1,686 SF of the 1,954. That leaves roughly 14 percent for restrooms, closets and circulation, where a lot of 2,000 SF suites give up a quarter or more. Five closed doors and a 30-foot reception in under 2,000 feet is an efficient plan, not a chopped-up one. There is also room to read it differently: the floor plan labels all five rooms as offices, and it is the french doors that make the 18' x 13' the natural conference room — so a firm that would rather have five private offices and take meetings in the reception area can do that without moving a wall.

The zoning is the part most buyers assume they will have to fight for, and here they do not. The property is in Libertyville's O-2 Office, Manufacturing and Distribution Park District, where offices of physicians, offices of dentists, offices of other health practitioners, and medical and diagnostic laboratories are all permitted uses — by right, not by hearing. Legal, accounting, engineering, architectural, computer systems design, advertising, employment services and management-of-companies offices are on the same by-right list, along with child day care services, shared workspaces and outpatient sleep disorder clinics. Buyer to verify all uses with the Village of Libertyville and review the condominium declaration in due diligence.