You’ve probably walked past it a thousand times if you spend any time in the Loop. It’s that sleek, glass-heavy tower sitting right on the corner of Washington and Dearborn, looking exactly like the kind of place where big decisions happen. Honestly, 22 W Washington St isn't just another skyscraper in a city famous for them. It represents a massive pivot in how Chicago thinks about downtown real estate, especially in a post-2020 world where "office space" has become a loaded term.
Most people know it as the Washington Madison Wells (WMW) building, or more specifically, the headquarters for Morningstar.
It’s a 17-story powerhouse. Developed by Hines and designed by the architectural heavyweights at Gensler, this isn't some dusty relic of the 80s. It was completed around 2008, right as the world was hitting a financial wall, yet it managed to redefine what a "Class A" office looks like in the heart of the Daley Plaza area.
The Morningstar Effect at 22 W Washington St
When you talk about this specific address, you’re really talking about Morningstar. They aren't just a tenant; they basically define the building's internal culture. Joe Mansueto, the founder of Morningstar, had a very specific vision for the space. He wanted transparency. That’s why you see those huge, floor-to-ceiling windows and open floor plans that were way ahead of their time back in the late 2000s.
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It’s about the vibe.
The building sits on a site that used to be part of the old Block 37 footprint. For years, that area was just a giant hole in the ground—a literal eyesore in the middle of the city. When 22 W Washington St finally rose up, it felt like the Loop was finally getting its act together. It’s LEED Gold certified, which actually mattered back then and matters even more now as companies scramble to meet ESG (Environmental, Social, and Governance) targets.
What’s Actually Inside?
It’s not just cubicles and coffee machines. The building is integrated into the larger Block 37 complex, which means you have direct access to the CTA—the Blue and Red lines are right there. You can literally go from your desk to the train without ever feeling a Chicago snowflake hit your face. That’s a massive flex for employee retention.
The floor plates are roughly 30,000 to 45,000 square feet.
That’s huge. It allows for those sprawling, tech-campus-style layouts that you usually only see in Silicon Valley, but centered in a Midwestern financial hub. There’s also a heavy focus on amenities that actually get used. We’re talking about a top-tier fitness center and rooftop access that doesn't feel like an afterthought.
The Real Estate Reality Check
Let’s be real for a second. The Chicago office market is in a weird spot. You’ve got a lot of "flight to quality" happening. Basically, older buildings on LaSalle Street are struggling, while modern, amenity-rich spaces like 22 W Washington St are holding their own. But even here, it’s not all sunshine. The vacancy rates across the Loop have hit record highs recently.
Investors look at this building as a bellwether.
If a prime location like this, with a blue-chip anchor tenant and direct transit access, ever starts to wobble, then the rest of the Loop is in serious trouble. So far, though, it’s stayed remarkably resilient. It’s one of the few spots where you still see a decent amount of foot traffic on a Tuesday afternoon.
Why the Location is Overpowered
- Pedway Access: This is the secret weapon. The Chicago Pedway system connects through the basement, giving you a subterranean highway to the Marshall Field’s building (Macy's), City Hall, and multiple hotels.
- The Theater District: You’re steps away from the Goodman and the Oriental Theatre. It makes the "after-work" life actually exist, rather than just being a ghost town after 5:00 PM.
- Daley Plaza: The Picasso is basically your front yard. It’s the site of Christkindlmarket in the winter and farmers' markets in the summer.
The Architectural Nuance
Gensler didn't just build a glass box. They built a structure that handles the "L" noise surprisingly well. If you’ve ever tried to take a Zoom call in an old building next to the elevated tracks, you know the struggle. The acoustic engineering at 22 W Washington St is legit. The glass is thick, high-performance stuff that keeps the screeching of the Brown Line at a muffled hum.
It’s about the light, too. Because it’s not surrounded by taller buildings on all sides, the natural light penetration is incredible. Most offices in the Loop feel like caves by 3:00 PM in November. Not here. The way the building is angled captures as much of that weak winter sun as possible.
Looking Toward the Future of the Loop
There’s a lot of talk about converting Chicago offices into apartments. You see it happening all over LaSalle. But 22 W Washington St is an unlikely candidate for that. Why? Because it’s actually working as an office. It represents the "New Loop"—a version of downtown that isn't just about insurance companies and law firms, but about data, tech, and design.
The building is managed with a level of precision that you don't find in the older towers. They’ve integrated smart building tech that tracks occupancy and air quality in real-time. It sounds like overkill, but in 2026, this is the baseline for keeping high-end tenants happy.
If you're a business owner looking at this space, you have to weigh the premium rent against the sheer convenience. You aren't just paying for the square footage; you’re paying for the fact that your employees won't quit because their commute is a nightmare.
Actionable Insights for Navigating 22 W Washington St
If you are visiting for a meeting or scouting the area for a potential office move, keep these things in mind:
Don't bother with a car. Seriously. The parking rates in the Loop are astronomical, and the traffic on Washington is a perpetual grind. Use the Blue Line (Washington station) or the Red Line (Lake station). If you absolutely must drive, use an app like SpotHero to find a garage a few blocks west; the on-site parking is primarily for long-term tenants and is priced accordingly.
Check the Pedway map before you go. If it’s raining or -10 degrees outside, you can navigate from the Thompson Center all the way to 22 W Washington without a coat. It’s confusing at first—kinda like a maze—but once you learn the turns, it's a game-changer.
Timing your lunch is an art form. Since you’re attached to Block 37, you have access to a lot of quick-service food. But so does everyone else in a three-block radius. If you head down at 12:05 PM, you’re going to be standing in a line for twenty minutes. Go at 11:30 AM or 1:15 PM.
Understand the leasing structure. This isn't a building for a three-person startup. The floor plates favor mid-to-large-size firms. If you’re a smaller outfit looking for that "Washington Street" prestige, you’re better off looking at co-working spaces nearby or sub-leasing a small carved-out corner of a larger suite.
Respect the security protocols. Like most Class A buildings in the post-9/11 and post-pandemic era, you can't just wander into the elevator banks. You’ll need a government-issued ID and a pre-registered guest pass. It’s a bit of a hassle, but the front desk staff is generally efficient if you have your QR code ready.
The bottom line is that 22 W Washington St remains one of the most successful examples of modern urban infill. It took a vacant, "cursed" lot and turned it into a cornerstone of Chicago’s financial identity. Whether you’re an investor watching the REITs or just a worker trying to find a decent place to grab a salad, this building is the heart of the modern Loop.