204 Northwest Hwy is a 7,389 SF single-story, single-tenant commercial building on a 13,603 SF (0.31-acre) lot in downtown Fox River Grove, on the north side of Northwest Highway (US 14) directly across from the Fox River Grove Metra station, offered at $1,200,000. The building is leased to American Calibration, LLC, an ANAB-accredited calibration laboratory founded in 1992 and acquired in September 2023 by Concept, a portfolio company of the private-equity firm Goldner Hawn. Base rent is $90,000 per year ($7,500 per month), flat through the initial term ending January 12, 2028, with two 2-year options at 105% of the prior rent ($94,500, then $99,225). The tenant reimburses real estate taxes (monthly estimate, annual true-up) and the landlord's property-insurance premium, pays its own utilities and routine maintenance of the systems, lot and walks; the landlord holds the structure, exterior walls, roof, and the replacement of and capital repairs to building systems, plus its own liability policy. No guaranty, purchase option or right of first refusal. At the asking price the building is a 7.5% capitalization rate on base rent, $162 per square foot of building and $88 per square foot of land. The building was fitted out in 2024-25 as a calibration laboratory. A glass-fronted lobby and showroom with reception desk and waiting area, two of the building's seven offices with large windows on Route 14, two front restrooms, a kitchenette, the other private offices, a conference room set up for video conferencing, a workstation area, and four labs: three with window views and the main lab and production floor at the rear, with an auxiliary room and two shipping rooms served by one exterior drive-in door (about 8 feet; the 2023 MLS listing recorded a 9-foot door) and three interior overhead doors. LED lighting and recessed cans throughout, new paint and flooring, key-fob doors, occupancy-sensor lighting, and a recent full sprinkler system with a new fire-service line. Three-phase power: a 400-amp, 120/240-volt main service with a transformer feeding 120/208-volt distribution panels (per the equipment labels), and a Carrier 5-ton evaporator coil with a Payne gas furnace manufactured in 2022. Ceiling height was recorded at 10'10" in the 2023 MLS listing. The flat roof was replaced under Rx Roofing & Construction's invoice dated April 1, 2026: tear-off to the deck, 5.2 inches of mechanically fastened insulation, tapered insulation at the east and north corners, a fully adhered 60-mil TPO membrane and new metal copings, under a 10-year labor and 20-year material warranty, paid in full. Block and masonry construction, built 1952. Twelve on-site parking spaces plus the Village's municipal commuter lot directly behind the property. Northwest Highway carries about 25,700 vehicles per day at the property, including about 1,100 trucks (Illinois Department of Transportation, 2025 average annual daily traffic). The Fox River Grove Metra station (Union Pacific Northwest line) is directly across the highway; the Cary station is 1.3 miles northwest; O'Hare is about 29 miles. The Village of Fox River Grove owns six of the ten parcels on the 200 block of Northwest Highway, including the commuter lot next door at 212 (bought July 2021) and the house behind at 207 Opatrny Drive (bought April 2026), and its 2015 Downtown TIF District #2 plan lists this parcel inside Redevelopment Opportunity Site 2; across Illinois Street the Village approved Block B, a 97-unit mixed-use building, on May 5, 2026 (McHenry County Treasurer sales records; Village of Fox River Grove plans and meeting file). IDOT's FY2025-2030 program carries a resurfacing of Route 14 through town; no realignment or widening is programmed on this stretch. Zoning is B2 General Business, Village of Fox River Grove, where business and professional offices, medical and dental offices, clinics and laboratories, the named retail store types and personal services, restaurants, fitness centers, trade schools, printing, plumbing, electrical and HVAC businesses, importers and distributors, minor auto repair and auto parts and tire stores are permitted uses; warehouses, light assembly, major auto repair, vehicle sales, drive-throughs, daycare and veterinary uses are special uses, as are commercial recreation, drive-in and open-sales-lot operations. Any principal use occupying more than 5,000 square feet of floor area is a special use in B2, which applies to a single occupant of this building. The current calibration-lab occupancy is not a use the ordinance's table names. Buyer to verify its intended use and the building's occupancy approval with the Village of Fox River Grove. Suited to a net-lease or 1031 exchange investor buying the income in place, or an owner-user planning to occupy a finished lab, office and showroom building when the lease ends (January 2028 if the tenant does not exercise its options, as late as January 2032 if it exercises both, or sooner by agreement). Real estate taxes for 2025, payable 2026, are $14,626.40 ($1.98 per square foot) on an assessed value of $160,758 (McHenry County Treasurer). Building area is the McHenry County record; the 2023 MLS listing carried 7,170 SF. Lot area is the county GIS parcel layer; the tax roll carries 14,252 SF. All figures seller-provided or from public record; buyer to verify in due diligence. Lease terms are summarized from the lease form provided by the seller; the executed lease and all lease documents are available for review in due diligence. Video walkthrough on the listing page (registration required): https://jasoncre.com/204-northwest-hwy-fox-river-grove-il/ Jason Bitton, RE/MAX Commercial (847) 858-2909 Jason@JasonCRE.com Licensed Real Estate Broker, Illinois - 475170841