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    Charming Commercial Cottage in Godfrey Title is generated by Realmo AI

    509 Pearl Street, Godfrey, IL 62035

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    Claim this Listing
    For Sale
    $130,000

    Commercial Sale - Godfrey, IL

    Property size:
    714 SF
    Lot size:
    0.92 Acres
    Price / SF:
    $182/SF
    Added:
    May 7, 2026
    Days on Market:
    31
    Last Refresh:
    Jun 6 at 7:06 am

    Property Features for 509 Pearl Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Exterior features
    Fencing
    Fencing
    Fenced
    Appliances
    Dryer, Washer/Dryer Combo
    Standard status
    Active
    APN
    24-2-01-23-03-302-013
    Size
    714 SF
    Lot size
    0.92 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    1540

    Utilities

    Heating system
    Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    1940
    Flooring type
    Vinyl
    Building materials
    Vinyl Siding
    Architectural style
    Other

    We can help!

    Listing Contact
    Whitney McIver
    Whitney McIver

    Listing agent Whitney McIver License #475114662

    Listing office Tarrant and Harman Real Estate and Auction Co 3644 Fosterburg Rd., Alton, IL

    Listing date May 7, 2026

    MLS# 26011795 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

    • Large, paved, and fenced parking area offers space for approximately 8‑10 vehicles.
    • Suitable for commercial use with special use permit; previously operated as a pet spa and hair salon.
    • Capped plumbing in place from previous hair salon.
    • Updated cottage with charm and functionality.
    • Vinyl siding exterior.
    • Central air conditioning.

    Overview

    This 714-square-foot property, formerly a one-bed, one-bath cottage, has been updated for commercial use. While currently zoned residential, the property may accommodate a variety of business types with a special use permit. Potential uses include a retail boutique, insurance office, law practice, creative studio, or tattoo parlor. It most recently operated as a pet spa and has capped plumbing from its earlier use as a hair salon. The property includes a large paved and fenced parking area with space for approximately 8–10 vehicles. Located in Godfrey, Illinois, the property sits on a 0.92-acre lot in Madison County.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    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.

    Component $ $/SF
    Gross rent $17.1k $24.00
    − Vacancy −$2.1k −$2.88
    EGI $15.1k $21.12
    − OpEx −$3.8k −$5.28
    NOI $11.3k $15.84
    714 SF · lease $24.00/SF/yr · vacancy 12.00% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $161.6K
    $141.4K – $188.5K (±1% cap)
    NOI $11,310 @ 7.0% cap · market cap 8.70%
    Second Best
    Retail
    $125.2K
    $109.5K – $146.0K (±1% cap)
    NOI $8,762 @ 7.0% cap · market cap 6.74%
    Theoretical Best
    Office A
    $194.6K
    $170.3K – $227.1K (±1% cap)
    NOI $13,623 @ 7.0% cap · market cap 10.48%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Peachy Paws Pet Grooming Service

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center 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
    Godfrey
    County
    Madison
    State
    Illinois
    Longitude
    -90.1884192
    Latitude
    38.9576361

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    FAQs

    What type of property is this?
    Retail space - Updated cottage suitable for various business types with special permit.
    Where is this retail space located?
    The property is located at 509 Pearl Street Godfrey, IL.
    What is the asking price?
    The asking price for this property is $130,000.
    What are key features of this property?
    This property features: Large, paved, and fenced parking area offers space for approximately 8‑10 vehicles.; Suitable for commercial use with special use permit; previously operated as a pet spa and hair salon.; Capped plumbing in place from previous hair salon.
    (618) 531-2256
    We can help!
    Listing Contact
    Whitney McIver
    Whitney McIver
    Real Estate License ID: 475114662
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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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