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    Versatile Land Near Edwardsville Title is generated by Realmo AI

    4220 New Poag Road, South Roxana, IL 62087

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    Claim this Listing
    For Sale
    $3,200,000

    Land - South Roxana, IL

    Lot size:
    57.89 Acres
    Added:
    Apr 3, 2026
    Days on Market:
    44
    Last Refresh:
    May 16 at 12:06 pm

    Property Features for 4220 New Poag Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Agricultural
    Parking features
    Garage
    Standard status
    Active
    APN
    18-1-14-14-00-000-018
    Lot size
    57.89 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    3516

    Utilities

    Water front features
    Pond, Waterfront
    Water front
    1

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Angela Judd-Uram

    Listing agent Angela Judd-Uram License #475.154689

    Listing office Coldwell Banker Brown Realtors 530 Edwardsville Road, Edwardsville, IL

    Listing date Apr 3, 2026

    MLS# 26006755 Listing URL

    Copyright © 2026 Mid America Regional Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 57.89± acres in a prime location near Edwardsville with excellent access to Interstate 255, Interstate 270, and Illinois Route 111.
    • Strong potential for development, investment, or estate use.
    • Versatile tract features a blend of open ground, mature trees, and a scenic pond.
    • Seller may consider subdivision based on proposed layout and offer.
    • Future rezoning possibilities could support commercial ventures (subject to municipal approval).
    • Located within Edwardsville Community Unit School District 7.

    Overview

    This 57.89-acre tract is located in a prime location near Edwardsville, Illinois, offering access to Interstate 255, Interstate 270, and Illinois Route 111. The land features a blend of open ground and mature trees, with a pond on the east side. It presents strong potential for development, investment, or estate use. Utilities run along the property, though buyers are responsible for verifying tap-on costs, and gas is not currently connected. An existing home is on the site but is not being shown, as the value is in the land itself. The seller may consider subdivision based on the proposed layout and offer. Future rezoning possibilities could support uses such as warehouses, gas stations, hotels, restaurants, or other commercial ventures, subject to municipal approval. The property is located within Edwardsville Community Unit School District 7 and has agricultural zoning.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Building Supply Auto Repair Shop Big Box & Wholesale Store Cosmetic Store Pet Store Pet Store & Service Plumbing Service

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

    Location Insight

    • Map
    • Local Demand
    City
    South Roxana
    County
    Madison
    State
    Illinois
    Longitude
    -90.064158
    Latitude
    38.795371

    Nearby Similar for Sale

    • $700,000

      South Roxana Commercial Property For Sale

      Secure, fenced 3.5-acre commercial property near Interstates 255 and 270.
      300 Washington Street, South Roxana, IL 62087
      View Details
    • $25,000

      Residential Lot Ready for Building

      Residential lot with driveway, mature trees, and available utilities.
      408 Indiana Avenue, South Roxana, IL 62087
      View Details
    • $3,200,000

      57.89 Acres Near Edwardsville

      Versatile land tract with development potential near major highways.
      4220 New Poag Road, South Roxana, IL 62087
      View Details
    • $1,027,750

      81.11 Acres in South Roxana

      81.11 acres of land for sale in South Roxana.
      Wagon Wheel Rd, South Roxana, IL 62087
      View Details

    FAQs

    What type of property is this?
    Commercial land - 57.89 acres with development potential near major interstates.
    Where is this commercial land located?
    The property is located at 4220 New Poag Road South Roxana, IL.
    What is the asking price?
    The asking price for this property is $3,200,000.
    What are key features of this property?
    This property features: 57.89± acres in a prime location near Edwardsville with excellent access to Interstate 255, Interstate 270, and Illinois Route 111.; Strong potential for development, investment, or estate use.; Versatile tract features a blend of open ground, mature trees, and a scenic pond.
    (618) 917-0508
    We can help!
    Listing Contact
    Angela Judd-Uram
    Real Estate License ID: 475.154689
    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.

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