1201 W. Washington Boulevard
Historic Industrial Character. Modern Commercial Flexibility.
A distinctive West Loop property offering large floor plates, exceptional natural light, substantial infrastructure, underground parking, and flexible leasing opportunities ranging from individual suites to approximately 50,000 square feet potentially available across the second and third floors. The building’s prominent rooftop water tower also offers a rare signage and branding opportunity, subject to applicable approvals.
A West Loop Building with a Distinctive History
The Building Story
Built in 1915 for the Schukraft Carriage Company, 1201 W. Washington reflects an important period in Chicago’s industrial history. Schukraft initially manufactured commercial delivery wagons and later transitioned to trucks and truck chassis as transportation shifted from horse-drawn vehicles to motorized commerce.
The property was subsequently acquired and redeveloped by its current owner, Peppercorn Capital, as a modern loft-office building while preserving the character of its original construction. Its redevelopment contributed to the broader transformation of the West Loop and Fulton Market from a warehouse and manufacturing district into one of Chicago’s premier mixed-use neighborhoods.
Over the years, the building has attracted prominent occupants including Crate & Barrel and CB2, the Chicago Sun-Times, Oprah Winfrey’s Angel Network, Vital Proteins, and Basecamp. Its industrial heritage, notable tenant history, prominent West Loop location, and iconic rooftop water tower give 1201 W. Washington an identity that few comparable properties can offer.
Property Highlights
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Approximately 75,000 square feet
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Three-story, steel-frame former factory building
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Approximately 25,000 square feet per floor
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Entire first floor leased to Goodwill under a long-term lease
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Approximately 53,000 square feet available across the second and third floors
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Floor-to-ceiling windows on three sides
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Exceptional ceiling heights throughout
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Heavy-duty concrete floors with substantial load-bearing capacity
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Updated HVAC, electrical, plumbing, and mechanical systems
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Modern passenger elevator
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Oversized freight elevator serving all floors
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Raised truck dock with direct freight-elevator access
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Ventilated underground parking garage accommodating approximately 50 cars
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Ample electrical power
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ADA-compliant
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C1-3 zoning
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Iconic rooftop water tower offering a distinctive signage and branding opportunity, subject to applicable approvals
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Prominent West Loop location near Fulton Market and Madison Street
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Immediate access to restaurants, cafés, hotels, fitness facilities, entertainment, and neighborhood amenities
At a Glance
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Built in 1915
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Redeveloped in 2010
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Steel-frame factory construction
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Notable media, design and consumer-brand occupants since renovation
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Iconic rooftop water tower that offers unique signage opportunity
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Wonderful West Loop and Fulton Market location
First-Floor Income with Long-Term Flexibility
A long-standing retail tenancy provides current income while preserving future possibilities.
The entire first floor is leased to Goodwill, which operates a well-established retail store and donation center at the property. Goodwill has occupied 1201 W. Washington for more than 15 years and recently expanded into the entire first floor.
Approximately eight years remain on Goodwill’s current 10-year lease term, together with a five-year renewal option. According to information provided by the tenant, the location is among Goodwill’s strongest-performing stores in the Midwest. For a purchaser seeking to establish a headquarters on the upper floors, the lease provides a substantial contractual income stream while Goodwill continues operating at a location to which it has demonstrated a strong commitment.
Highlights
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Entire first floor leased to Goodwill
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More than 15 years at the property
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Approximately eight years remaining on the current term
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Five-year renewal option
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Established store and donation center
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Substantial contractual income stream
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Income-Producing Headquarters Strategy
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A purchaser could occupy the available second and third floors while Goodwill remains in possession under its existing lease. The first-floor rental income could offset a portion of the building’s ownership and occupancy costs and provide an income-producing component to an owner-occupied headquarters strategy.
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Long-Term Repositioning Flexibility
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If and when possession of the first floor becomes available, and subject to Goodwill’s existing lease and renewal rights, a future owner could continue the retail use, lease the space to one or more retailers, create a customer-facing showroom or marketing experience, or convert the floor to office or another permitted commercial use, subject to zoning, building-code, governmental approvals, and market conditions.
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This combination creates unusual flexibility for a headquarters purchaser: immediate control of substantial upper-floor space, a durable first-floor income stream, and multiple long-term options for the building’s street-level presence.
Current Availability
1201 W. Washington offers flexible leasing opportunities ranging from an approximately 3,000-square-foot suite to a distinctive full-floor third-floor opportunity.
The second floor can accommodate requirements from approximately 3,000 square feet to approximately 14,650 square feet within an individual or combined suite configuration. Subject to availability and configuration, the second and third floors may also provide approximately 50,000 square feet for a substantial headquarters, laboratory, product-development, production, or mixed-use commercial environment.
FORMER BASECAMP SUITE
Formerly occupied by Basecamp, this approximately 11,000-square-foot suite features an award-winning interior designed by Brininstool + Lynch. The existing buildout offers a distinctive, design-focused workplace that complements the building’s original industrial architecture.
North-facing, floor-to-ceiling windows provide abundant natural light throughout the suite. The existing configuration combines open and collaborative workspace with high-quality architectural finishes, creating an environment well suited for a creative office, technology company, design firm, or headquarters user seeking a workplace with an established identity.
Suite Highlights
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Approximately 11,000 square feet
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Former Basecamp office
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Award-winning interior by Brininstool + Lynch
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North-facing, floor-to-ceiling windows
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Abundant natural light
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Existing high-quality office improvements
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Open and collaborative workplace configuration
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Distinctive loft-office character
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Well suited for creative, technology, design, and headquarters users
FORMER VITAL PROTEINS SUITE
Formerly occupied by Vital Proteins, this furnished, move-in-ready suite offers a predominantly open-office layout with a reception and waiting area, kitchen and break room, two conference rooms, multiple production rooms, and four glass-fronted private offices.
The suite is available for short-term occupancy, making it well suited for companies seeking swing space, temporary headquarters, project space, or an immediately operational workplace without the time and cost associated with a conventional office buildout.
The suite may also be combined with an adjacent approximately 3,000-square-foot suite to create approximately 14,650 square feet.
Suite Highlights
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Approximately 11,650 square feet
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Short-term lease options available
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Former Vital Proteins office
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Furniture included
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Move-in-ready condition
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Predominantly open-office layout
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Reception and waiting area
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Kitchen and break room
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Two conference rooms
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Multiple production rooms
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Four glass-fronted private offices
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Flexible office and production configuration
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Expandable to approximately 14,650 square feet
ADJACENT SECOND-FLOOR SUITE
Suite Highlights
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Approximately 3,000 square feet / expandable to approximately 14,650 square feet with adjacent former Vital Proteins Suite
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Available as an individual suite
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Adjacent to the former Vital Proteins suite
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Easily combined to create approximately 14,650 square feet
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Flexible supporting office, meeting, production, training, or storage uses
FORMER CHICAGO SUN-TIMES NEWSPAPER SUITE
Formerly occupied by the Chicago Sun-Times newspaper, the third floor is configured as a full-floor suite and includes a mezzanine, expansive loft-office areas, and two distinctive high-bay, clear-span sections. Its history as the offices of a major metropolitan newspaper reinforces the floor’s suitability for media, communications, production, creative, and headquarters users.
Each high-bay area contains approximately 4,000 square feet, with ceiling heights of approximately 23 feet and no interior columns. Rooftop light monitors introduce natural light into the interior of the floor and create dramatic volumes that are difficult to find in a conventional office building.
One of the light-monitor areas was previously used as a large green-screen production studio, demonstrating the unusual scale and adaptability of the space.
Suite Highlights
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Approximately 25,000-square-foot full-floor suite
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Former Chicago Sun-Times newspaper office
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Existing mezzanine
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Two approximately 4,000-square-foot high-bay areas
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Approximately 23-foot ceiling heights within the high-bay areas
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Column-free layouts
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Rooftop light monitors
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Large windows and abundant natural light
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Passenger and freight-elevator access
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Direct access to the building’s loading and freight infrastructure
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Flexible office, media, laboratory, production, fitness, wellness, and experiential-use potential
Built for a Modern Headquarters
Translate the building’s physical attributes into a coherent headquarters strategy.
1201 W. Washington offers the unusual ability to combine corporate offices, laboratories, product development, specialized production, customer experiences, and employee amenities within one integrated West Loop headquarters. Its substantial structural system, loading infrastructure, oversized freight elevator, secure underground parking, and approximately 50,000 square feet across the second and third floors provide operational capacity and planning flexibility that conventional office buildings rarely offer. The Goodwill lease adds an income-producing first floor, allowing a purchaser to occupy the upper floors while benefiting from contractual retail revenue. Over time, additional street-level repositioning opportunities may become available, subject to Goodwill’s lease and renewal rights.
Operational Capability
A well-configured dual-dock system can accommodate semi-trucks and other large delivery vehicles. An oversized freight elevator located adjacent to the loading area allows machinery, materials, products, furniture, and supplies to move efficiently to the second and third floors. Heavy-duty concrete floors and the building’s substantial structural system may support specialized equipment, subject to structural review.
Flexible Headquarters Planning
Approximately 50,000 square feet across the second and third floors allows a substantial user to create a deliberate stacking strategy. Executive offices, general workplace areas, laboratories, production functions, customer experiences, training facilities, and employee amenities can be distributed by floor while remaining connected within one building.
Workplace and Customer Experience
The third floor includes a mezzanine and two approximately 4,000-square-foot, column-free high-bay areas with ceiling heights of approximately 23 feet. Large windows and rooftop light monitors create dramatic interior volumes suited for collaborative work areas, test kitchens, showrooms, demonstrations, fitness, media production, events, and customer-facing experiences.
Corporate Identity and Employee Convenience
Historic brick architecture, authentic industrial character, large windows, high ceilings, secure underground parking for approximately 50 vehicles, and a prominent rooftop water tower create a recognizable headquarters identity. The water tower may offer a visible signage and branding opportunity, subject to applicable approvals, while the West Loop location supports recruiting, client access, and employee convenience.
Income and Long-Term Flexibility
Goodwill’s long-term first-floor tenancy can provide a substantial contractual income stream while a headquarters user occupies the upper floors.
If and when possession becomes available, and subject to Goodwill’s lease and renewal rights, ownership may continue the retail use or consider customer-facing, showroom, office, or other permitted commercial uses.
Fairlife Headquarters Concept
HEADQUARTERS + LABORATORY + PRODUCT DEVELOPMENT
Fairlife, a Chicago-based nutrition and beverage company owned by The Coca-Cola Company, evaluated the second and third floors for a substantial long-term headquarters lease.
The proposed configuration would have combined corporate offices, laboratories, test kitchens, product-development areas, food-processing functions, and a customer-facing experience supporting the company’s broader marketing strategy. Fairlife was particularly interested in the building’s floor capacity, loading docks, freight elevator, upper-floor availability, and ability to accommodate specialized machinery and product movement.
The concept illustrated how 1201 W. Washington could support office, laboratory, production, logistics, and customer-facing functions within one integrated headquarters.
Concept Considered by Barstool Sports
MEDIA + PRODUCTION + EMPLOYEE EXPERIENCE
Barstool Sports explored the third floor for a Chicago headquarters incorporating podcast studios, open work areas, private offices, collaborative spaces, and an indoor basketball court.
The concept illustrated how the floor’s mezzanine, high ceilings, large windows, rooftop light monitors, and column-free high-bay areas could accommodate office, media, production, recreation, and employee amenities within one integrated environment.
Concept Considered by Mode Fitness
BOUTIQUE FITNESS CONCEPT / WELLNESS CENTER
Mode, a boutique fitness operator, evaluated the third floor for a potential relocation. Its interest reflected the suitability of the floor’s high ceilings, column-free areas, natural light, mezzanine, and open configuration for fitness, wellness, and experiential uses.
Companies and Organizations Associated with 1201 W. Washington
The following companies and organizations have occupied or evaluated 1201 W. Washington. These brief descriptions provide additional context for visitors who may be less familiar with U.S. companies, consumer brands, media organizations, and design firms.
Chicago Sun-Times
A major daily newspaper serving Chicago and the surrounding region. The newspaper formerly occupied the third floor, using the full-floor space for office and media operations.
Oprah Winfrey’s Angel Network
A charitable organization established by Oprah Winfrey to support education, community development, disaster relief, and other philanthropic initiatives. The organization formerly maintained offices at the property.
Crate & Barrel and CB2
Crate & Barrel is a nationally recognized home-furnishings retailer. CB2 is its contemporary, design-focused brand. The companies occupied the second floor shortly after Peppercorn Capital acquired and renovated the building.
Fairlife / Coke
A Chicago-based nutrition and beverage company owned by The Coca-Cola Company. Its evaluation demonstrated the building’s ability to support office, laboratory, product-development, processing, and customer-facing functions.
Barstool Sports
A U.S. digital media and entertainment company focused on sports, podcasts, video programming, and popular culture. Its proposed headquarters concept combined media production, office space, recreation, and employee amenities.
Basecamp
A project-management and workplace-collaboration software platform developed by Chicago-based 37signals. Basecamp formerly occupied an approximately 11,000-square-foot suite.
Brininstool + Lynch
An award-winning Chicago architecture and design firm known for modern architecture and interiors. The firm designed Basecamp’s offices at 1201 W. Washington.
Vital Proteins
A nutrition and wellness brand known primarily for collagen-based supplements and beverages. The company formerly occupied an approximately 11,650-square-foot suite with office, conference, production, and employee areas.
Goodwill
A nonprofit retail and workforce-development organization that currently leases the entire first floor for a well-established store and donation center. Goodwill has occupied the property for more than 15 years and recently expanded into the entire first floor.
Mode
A boutique fitness concept that evaluated the third floor for a possible relocation. Its interest highlighted the potential of the high ceilings, natural light, mezzanine, and column-free areas.
West Loop Location
Located near Fulton Market and Madison Street, 1201 W. Washington places tenants within one of Chicago’s most established business, dining, hospitality, and entertainment districts.
The surrounding neighborhood offers immediate access to restaurants, cafés, hotels, fitness facilities, retail, and recreational amenities, creating a convenient and attractive environment for employees, clients, customers, and visitors.
The property also benefits from convenient access to downtown Chicago, major transportation routes, public transit, and the broader West Loop employment base. Its location combines the energy and amenities of the neighborhood with the scale, parking, loading access, and operational functionality of a stand-alone commercial building.
Ownership and Management
1201 W. Washington is owned and managed by Peppercorn Capital, a long-term West Loop property owner and developer with extensive experience acquiring, redeveloping, leasing, and operating historic industrial buildings.
Peppercorn Capital takes an owner-led approach to management, with direct involvement in leasing, construction, building operations, and tenant relationships. This hands-on structure allows ownership to respond quickly, understand tenant requirements, and evaluate practical solutions without the additional layers commonly associated with institutional property management.
Peppercorn Capital’s redevelopment of 1201 W. Washington reflects its broader commitment to preserving the architectural character of Chicago’s industrial buildings while adapting them for modern commercial use.
Current and former occupants reflect its ability to support a broad range of uses, from newspaper and media operations to philanthropic organizations, consumer brands, software companies, and design-focused workplaces.
This history reinforces the property’s long-standing appeal to organizations seeking substantial space, authentic architectural character, operational flexibility, and a distinctive West Loop identity.