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    Commercial Building with Ample Parking Title is generated by Realmo AI

    402 Dawson Street, Springfield, IL 62702

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    For Sale
    $225,000

    COMMERCIAL - Springfield, IL

    Property size:
    1,700 SF
    Lot size:
    0.57 Acres
    Price / SF:
    $132/SF
    Added:
    Feb 19, 2026
    Days on Market:
    92
    Last Refresh:
    May 22 at 10:06 am

    Property Features for 402 Dawson Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    R-2
    Standard status
    Active
    APN
    14-29.0-403-034
    Size
    1,700 SF
    Lot size
    0.57 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    LOTS 33 & 34 & THE VAC ALLEY LYING BETWEEN LOTS 29-34 OF HENRY SELINGERS EST SUB
    Tax Annual Amount
    2917

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Forced Air, Natural Gas
    Cooling system
    Central Air

    Building Details

    Floors in Building
    1
    Flooring type
    Tile
    Building materials
    Aluminum Siding, Frame
    Roof type
    Metal

    We can help!

    Listing Contact
    Joshua Kruse

    Listing agent Joshua Kruse License #475144896

    Listing office The Real Estate Group, Inc. 3701 West Wabash, Springfield, IL

    Listing date Feb 19, 2026

    MLS# CA1041844

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

    HighLights

    • Durable full steel shell construction (walls and roof).
    • Ample parking on both North and South sides of the property.
    • Convenient kitchenette with full‑sized refrigerator, sink, and dishwasher.
    • Male and Female restrooms already in place.
    • Flexible space with a removable partition wall.
    • Located in a minimally traveled cul‑de‑sac, near West Jefferson.

    Overview

    This commercial building, offering nearly 1,700 Sq Ft, is located at the end of a minimally traveled cul-de-sac street, just off West Jefferson in Springfield, IL. The building features a full steel shell, ensuring durability on all four exterior walls and the roof. The parcel includes ample parking on both the north and south ends of the property. Inside, there is a convenient kitchenette equipped with a full-sized refrigerator, sink, and dishwasher. Male and female restrooms are already in place. A dividing partition wall creates two separate spaces, but it can be easily removed without compromising the structure. The property is zoned R-2 and offers huge flex space, presenting many different opportunities.

    Financial Insights

    Value Estimation Calculated for Flex RnD

    Conservative
    $188.7K
    NOI $16,986 @ 9.00% cap · cautious / downside scenario
    Moderate
    $242.7K
    NOI $16,986 @ 7.00% cap · market / base-case scenario
    Aggressive
    $339.7K
    NOI $16,986 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Flex RnD

    Component $ $/SF
    Gross rent $28.6k $16.80
    − Vacancy −$2.4k −$1.43
    EGI $26.1k $15.37
    − OpEx −$9.1k −$5.38
    NOI $17.0k $9.99
    1,700 SF · lease $16.80/SF/yr · vacancy 8.50% · expense 35.00%

    Alternative Use Scenarios

    Best Use
    Flex RnD
    $242.7K
    $212.3K – $283.1K (±1% cap)
    NOI $16,986 @ 7.0% cap · market cap 7.55%
    Second Best
    Industrial
    $145.4K
    $127.2K – $169.6K (±1% cap)
    NOI $10,175 @ 7.0% cap · market cap 4.52%
    Theoretical Best
    Office A
    $417.4K
    $365.2K – $487.0K (±1% cap)
    NOI $29,217 @ 7.0% cap · market cap 12.99%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Heartland Community MCC Church

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Similar Places Nearby

    • Smucks Smokin Kitchen❤️ — 1101 N Amos Ave, Springfield, IL 62702
    • Robert's Seafood Market — 1615 W Jefferson St, Springfield, IL 62702

    Location Insight

    • Map
    • Local Demand
    City
    Springfield
    County
    Sangamon
    State
    Illinois
    Longitude
    -89.679344
    Latitude
    39.806295

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    FAQs

    What type of property is this?
    Flex space - Near 1,700 Sq Ft commercial building with endless possibilities.
    Where is this flex space located?
    The property is located at 402 Dawson Street Springfield, IL.
    What is the asking price?
    The asking price for this property is $225,000.
    What are key features of this property?
    This property features: Durable full steel shell construction (walls and roof).; Ample parking on both North and South sides of the property.; Convenient kitchenette with full‑sized refrigerator, sink, and dishwasher.
    (217) 816-9405
    We can help!
    Listing Contact
    Joshua Kruse
    Real Estate License ID: 475144896
    Learn More
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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
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