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    400 S Railroad St Warren, IL 61087

    Sponsored
    For Sale
    $950,000

    Mixed Use - WARREN, IL

    Type:Mixed Use
    Property size:
    33,720 SF
    Lot size:
    5.28 Acres
    Days on Market:
    8
    Last Refresh:
    Jan 27 at 5:06 am

    Property Features for 400 S Railroad St

    General Information

    Property type
    Commercial Sale
    Property subtype
    Mixed Use
    Standard status
    Active
    APN
    2100169203
    Size
    33,720 SF
    Lot size
    5.28 Acres

    Utilities

    Heating system
    Forced Air, Natural Gas

    Building Details

    Building materials
    Block, Brick, Concrete
    Roof type
    Metal, Rubber
    Architectural style
    Other

    We can help!

    Listing Contact
    MARK CURTIS
    MARK CURTIS

    Choice Realty (815) 235-2111

    Listing agent MARK CURTIS (815) 616-5311 License #475.193642

    Listing date Jan 20, 2026

    MLS# 202506712 Listing URL

    Copyright © 2026 Rockford Area MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Warren IL Industrial Opportunity

    This 33,720 square foot mixed-use property is located in Warren, Illinois, and offers convenient access to N IL 78. Situated on 5.28 acres, the property provides ample room for expansion. The front office area comprises 1,320 square feet of office space. The front manufacturing building, constructed in 1968, offers 18,682 square feet and includes a showroom and additional office space. The back warehouse provides 12,000 square feet suitable for multiple uses. The property features three overhead doors with loading docks. Electrical service is (480) 3 phases. The manufacturing and warehouse spaces are equipped with gas forced air heaters, while cooling is provided by central air units located on the roof. Note that all office square footage measurements are approximate. The sale includes both the building and the land. The seller would consider leasing the property under negotiable terms.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    WPPO LLC Manufacturer

    Suggested Use

    Realty agency Restaurant Law Firm Spa & Massage Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Warren
    County
    Jo Daviess
    State
    Illinois
    Longitude
    -89.982128
    Latitude
    42.49535

    FAQs

    What type of property is this?
    Mixed-use property - 33,720 SF mixed-use property on 5.28 acres in Warren, IL.
    Where is this mixed-use property located?
    The property is located at 400 S Railroad St Warren, IL.
    What is the asking price?
    The asking price for this property is $950,000.
    What are key features of this property?
    This property features: - Large Industrial Space: **33,720 sq ft building on 5.28 acres, offering ample room for expansion.**; - Multiple Buildings: Includes front office (1320 sq ft), front manufacturing building (18,682 sq ft), and back warehouse (12,000 sq ft) for diverse uses.; - Loading Docks: Features **3 overhead doors with loading docks** for efficient operations.
    (815) 541-0057
    Request Owner's contact information
    400 S Railroad St Warren, IL 61087
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    Warren, IL 61087
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    400 S Railroad St Warren, IL 61087
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    We can help!
    Listing Contact
    MARK CURTIS
    MARK CURTIS
    Real Estate License ID: 475.193642
    (815) 541-0057
    Learn more
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