Opus' Tollway Corporate Center Reaches Full Lease-Up with 408,176-SF Industrial Deal for US Elogistics

NORTH AURORA, Ill. — Opus announced March 18 that US Elogistics Service Corp, a global e-commerce logistics and fulfillment provider operating under the CIRRO Fulfillment brand, has signed a full-building lease for the 408,176-square-foot Building C at Tollway Corporate Center in North Aurora, Illinois. The commitment brings the three-building, 1,056,792-square-foot speculative industrial development to 100% occupancy.

US Elogistics took occupancy of Building C late last month, completing the lease-up of a development that Opus delivered in phases beginning in December 2022. The project was developed and built by Opus in a joint venture with Principal Asset Management.

Industrial Real Estate Development Reaches Full Occupancy on I-88 Corridor

Tollway Corporate Center sits approximately 40 miles west of Chicago near the intersection of Route 31 and Interstate 88 in North Aurora. The three-building industrial complex was developed on a speculative basis, meaning construction proceeded without signed tenants in place for all buildings at the outset.

Buildings A and B were pre-leased prior to their December 2022 completion. Building A is occupied by Soligent Distribution and Karat Packaging, while Building B is fully occupied by Ryder Integrated Logistics. Building C, the final phase, was completed in December 2023 and remained available for lease until US Elogistics signed its commitment.

Building C features a 36-foot clear height, 55 dock doors, four drive-in doors, significant trailer parking, and a 3,000-square-foot speculative office build-out. The building's specifications were designed to accommodate the operational requirements of modern logistics and distribution users.

"We remained disciplined and patient in leasing the final building, even as market conditions shifted," said Brett Tomfohrde, director of real estate development with Opus. "Our team designed Building C with flexibility in mind — from dock capacity to spec office space — anticipating the needs of modern logistics users. Securing a long-term full-building tenant like Elogistics validates that foresight and underscores the strength of the I-88 corridor."

US Elogistics Cites Scale and Access in Lease Decision

US Elogistics Service Corp, which operates fulfillment services for e-commerce retailers under the CIRRO Fulfillment brand, cited the property's operational characteristics and location as key factors in its decision.

"Tollway Corporate Center offered the scale, functionality and access our operations require," said Emy Shao with US Elogistics Service Corp. "Opus demonstrated a strong understanding of today's e-commerce logistics demands, and the building's design allowed us to move quickly and efficiently."

Tollway Corporate Center offers proximity to a deep and well-qualified labor pool, according to Opus. The North Aurora location near Interstate 88 was cited by the development team as central to the project's appeal to logistics and distribution tenants.

Opus and Principal Asset Management Joint Venture

Opus served as developer, design-builder, and architect of record for Tollway Corporate Center, reflecting the firm's vertically integrated real estate development model. Minneapolis-based Opus operates through subsidiaries Opus Development Company, Opus Design Build, and Opus AE Group, and maintains a portfolio spanning industrial, multifamily, office, retail, and institutional projects.

Principal Asset Management, the global investment solutions business for Principal Financial Group (Nasdaq: PFG), served as the joint venture equity partner. The firm manages $601.6 billion in assets as of September 30, 2025.

"The successful delivery and lease up of Tollway Corporate Center is a testament to Opus' prudence and patience," said Dave Straka, managing director of real estate with Principal Asset Management. "Our collaboration on the project reflects our shared commitment to high-quality industrial development in infill, supply-constrained markets and aligns with our strategy of delivering modern, flexible industrial space that supports job creation and long-term economic growth."

The leasing team for the development included Brian Kling and Reed Adler of Colliers, along with Dan Leahy and Packy Doyle of NAI Hiffman.

With the US Elogistics commitment now in place, the 1,056,792-square-foot Tollway Corporate Center complex is fully occupied across all three buildings, concluding the real estate development cycle that began with the project's initial phases in 2022.