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    401 S Neil St Champaign, IL 61820

    Sponsored
    For Lease
    Contact for pricing

    COMMERCIAL - Champaign, IL

    Type:Retail
    Lot size:
    0.36 Acres
    Days on Market:
    60
    Last Refresh:
    Jan 24 at 6:06 pm

    Property Features for 401 S Neil St

    General Information

    Property type
    Commercial Lease
    Property subtype
    Retail
    Property condition
    Under Construction
    Standard status
    Active
    Zoning
    RTAIL
    Lot size
    0.36 Acres

    Building Details

    Year built
    2026

    We can help!

    Listing Contact
    Mark Panno
    Mark Panno

    Keller Williams The Real Estate Center of Illinois, LLC (217) 356-6100

    Listing agent Mark Panno (217) 356-6100

    Listing date Nov 26, 2025

    MLS# 12521356

    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.

    Learn more

    Property Insight Report

    Overview

    Champaign Commercial Land For Lease

    This commercial land is located on a highly trafficked corner in Champaign, Illinois, adjacent to the University of Illinois at Urbana-Champaign (UIUC) campus and on the south end of downtown Champaign. The location is along a commuter route from four directions. The property offers +/- 15,483 square feet of developable space. It is zoned CB1, Central Business Urban Fringe District, intended for medium intensity retail, service, and office development along with housing, parking, and institutional uses. The lot size is 0.36 acres. Traffic counts are as follows: Springfield Avenue Eastbound - 11,200 AADT, Springfield Avenue Westbound - 12,000 AADT, Neil Street Southbound - 15,200 AADT, and Neil Street Northbound - 18,500 AADT. The property is offered for build to suit or land lease.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Neil Street & Washington Parking Lot Concord Custom Cleaners Dry Cleaner

    Suggested Use

    Restaurant Realty agency Law Firm Building Supply Spa & Massage Dental Office Wholesale Shop Auto Repair Shop Hair Salon Clothing Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Champaign
    County
    Champaign
    State
    Illinois
    Longitude
    -88.2438432
    Latitude
    40.1123209

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    FAQs

    What type of property is this?
    Commercial land - Highly trafficked corner lot near UIUC campus for lease.
    Where is this commercial land located?
    The property is located at 401 S Neil St Champaign, IL.
    What are key features of this property?
    This property features: - Highly trafficked corner location adjacent to UIUC campus and the south end of downtown Champaign.; - Located on a commuter route from four directions.; - CB1 Zoning allows for medium intensity retail, service, office, housing, parking, and institutional uses.
    (217) 356-6100
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    401 S Neil St Champaign, IL 61820
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    Champaign, IL 61820
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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
    401 S Neil St Champaign, IL 61820
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    We can help!
    Listing Contact
    Mark Panno
    Mark Panno
    Real Estate License ID: 475164947
    (217) 356-6100
    Learn more
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