Multi-Tenant Storefront
For Sale
$850,000
1205 S Mattis Avenue, Champaign, IL 61821
Commercial Sale, Champaign, IL
Property Size6,200 SF
Lot Size0.55 Acres
Price / SF$137.10
Days on Market195
Property Features for 1205 S Mattis Avenue
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
COMMR
Directions
South of Springfield, North on Mattis
Subdivision
Champaign, Savoy
Standard status
Active
APN
442015432017
Lot size
0.55 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
Lot 3 Meadow Fair Sub 2
Tax Annual Amount
12855
Legal Description
Lot 3 Meadow Fair Sub 2
Utilities
Cooling system
Central Air
Building Details
Year built
1977
Floors in Building
1
Number of units
3
Listing Agency:
LANDMARK REAL ESTATE
(217) 352-1933
Listed By:
Rose Price · License #475122445
(217) 202-8843
Added: Mar 25
Changed: Aug 20
Last Checked: Oct 5 at 10:06AM
MLS# 12596553
Copyright © 2026 Midwest Real Estate Data, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Located at 1205 S Mattis Avenue in Champaign, this storefront property contains approximately 6,200 square feet within a 1977-built commercial building. The 0.5508-acre parcel includes parking at both the front and rear, while central air serves the improvements. Three established tenants are in place, providing an existing occupancy profile for the next owner.
A new roof was installed in 2025 as a major capital improvement. The property is identified with COMMR zoning and is positioned along a visible commercial corridor in Champaign, Illinois.
A new roof was installed in 2025 as a major capital improvement. The property is identified with COMMR zoning and is positioned along a visible commercial corridor in Champaign, Illinois.
Key Highlights
- Approximately 6,200 square feet of commercial building area
- Three established tenants in place
- Front and rear parking areas
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$52,419
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.17%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,048,380
$1.0M
Cap Rate 7%
$748,843
$748.8K
Cap Rate 9%
$582,433
$582.4K
Market Conditions
NOI Build-Up for 6,200 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$81.8K $13.20/SF
− Vacancy
−$7.0K −$1.12/SF
EGI
$74.9K $12.08/SF
− OpEx
−$22.5K −$3.62/SF
NOI
$52.4K $8.45/SF
Area
Champaign County, IL
Vacancy
8.50%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,048,380
Cap Rate 7%
$748,843
Cap Rate 9%
$582,433
Alternative Uses
Best Use
Retail
$748.8K
$655.2K – $873.7K
NOI $52,419 @ 7.0% cap · market cap 6.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.29M
$1.13M – $1.50M
NOI $90,292 @ 7.0% cap · market cap 10.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
577
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 61821, IL
29,057
Population
13,751
Households
2.1
Avg Household Size
36
Median Age
50%
College-Educated
95%
High-School Grad
7.7 sq mi
ZIP Area
3,774
Density / Sq Mi
$69,284
Median Household Income
$40,225
Median Earnings
$1,001
Median Rent
$174,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Midwest region
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Frequently Asked Questions
What type of property is this?
Storefront property - Three established tenants occupy the building, supported by front and rear parking and central air conditioning.
Where is this storefront property located?
The property is located at 1205 S Mattis Avenue Champaign, IL.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Approximately 6,200 square feet of commercial building area; Three established tenants in place; Front and rear parking areas
