Overview
Matthews Real Estate Investment Services'" Healthcare Division is pleased to present an urgent care investment opportunity in Westmont, Illinois. The property is leased to Midwest Express Clinic on a NNN lease with 2% annual rental increases, providing predictable income growth and passive ownership benefits. Midwest Express Clinic has a strong operating history and approximately 53 locations across Illinois and Indiana.
The property enjoys a prime location on South Cass Avenue near high-traffic retail centers and established residential neighborhoods, ensuring strong visibility and easy access. Surrounded by several schools, including Maercker Elementary, Westview Hills Middle, and Westmont Junior High, the site consistently draws pediatric and family patient traffic throughout the year.
With a population of approximately 236,000 residents within a five-mile radius, the property
is situated in an affluent suburban market that strongly supports urgent care services as a convenient alternative to traditional primary care and emergency rooms. This strategic positioning makes Westmont a compelling choice for investors seeking long-term stability and passive income.
Investment Highlights
- Long-Term Net Lease: This property is secured by a long-term NNN lease, requiring minimal landlord responsibilities. It’s a great choice for investors looking for dependable income with minimal operating expense risk.
- Annual Rental Increases: The lease features 2% annual rental escalators, giving investors a hedge against inflation and consistent, predictable rent growth.
- Proven Industry With E-Commerce Resistance: Healthcare operators aren’t prone to the same competition that many retail tenants face. Urgent care clinics in the U.S. now handle approximately 200 million patient visits each year. The industry has grown rapidly because of convenience, gaps in primary care, high costs of emergency room visits, and increased investment by health systems and private-equity groups. More than 50% of Millennials do not have primary care physicians and see urgent care facilities as their primary medical option.
- Rapidly Growing Billion Dollar Market: The U.S. urgent care market was valued at approximately $34 billion in 2024 and is expected to grow at a CAGR of 8.6% from 2025 to 2030. The growing burden of chronic diseases and the geriatric population has fueled this growth.
- Established and Growing Tenant: Midwest Express Clinic is a leading urgent care operator with approximately 53 locations across Illinois & Indiana and a strong track record of providing accessible, high-quality care for more than a decade.
- Aging Population Drives Demand: Located in DuPage County, Westmont has a growing 65 and older demographic making up over 18% of residents, supporting strong long-term demand for urgent care services in this established suburban market.
- Located in Dense Retail Trade Area: The immediate area surrounding the property includes nationally recognized brands such as McDonald’s, Raising Cane’s, Starbucks, Amazon Fresh, LA Fitness, Walgreens, Freddy’s, Aldi, Whole Foods Market, and more.
- Affluent Population and Strong Average Household Income: Within a five-mile radius of the property, the area is home to over 236,000 residents with an average household income of approximately $137,000, providing a strong and financially capable patient base that continues to fuel the growth and vibrancy of the surrounding community.
- Proximity to Schools and Community Patient Sources: The urgent care is located near Maercker Elementary, Westview Hills Middle School, and Westmont Junior High, serving a combined enrollment of around 900 students. This strong school presence drives steady pediatric and family patient traffic, further supported by surrounding residential neighborhoods and convenient commuter access.
- Favorable Depreciation: Given the heavy build-out at this facility, this opportunity offers investors the ability to capture more favorable depreciation advantages through a cost segregation study. *Investors to confirm with their own CPA.
- 7.51% Average Cap Rate: The property offers an average return of 7.32% at list price, giving investors a healthy and growing return backed by a stable NNN lease in a proven industry.
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