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    612 W Gallatin Street Vandalia, IL 62471

    View on Map
    For Sale
    $800,000

    Unimproved Land - Vandalia, IL

    Type:Unimproved Land
    Property size:
    20,700 SF
    Lot size:
    0.53 Acres
    Added:
    Mar 19, 2026
    Days on Market:
    14
    Last Refresh:
    Apr 1 at 7:06 pm

    Property Features for 612 W Gallatin Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Unimproved Land
    Parking features
    Driveway
    Standard status
    Active
    APN
    18-14-16-329-008
    Size
    20,700 SF
    Lot size
    0.53 Acres

    Taxes and HOA fees

    TaxYear
    2023
    TaxAnnualAmount
    1359

    Utilities

    Heating system
    Forced Air
    Cooling system
    Multi Units, Wall Unit(s)

    Building Details

    Year built
    1924
    Building materials
    Brick
    Architectural style
    Other

    We can help!

    Listing Contact
    Jay Kehrer

    Listing agent Jay Kehrer License #475166243

    Listing office Strano & Associates 450 W. Hanover St. #9, Belleville, IL

    Listing date Mar 19, 2026

    MLS# 25019231 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.

    Overview

    Three-Story Building in Downtown Vandalia

    This three-story building, constructed in 1924, offers over 20,000 square feet of space, with approximately 6,900 square feet per floor. Located in downtown Vandalia, the property includes the parcel the building occupies, with an optional second parcel available to enhance development possibilities. Originally a motel, the building was last utilized as efficiency apartments before a fire. An elevator provides access from the basement to the third floor, complemented by two staircases serving all four levels. The main floor features a lobby area, dining hall, kitchen/serving area, several bathrooms, and additional rooms suitable for various uses. The upper two levels contain numerous rooms that can be divided for offices or tenant spaces. Two basement areas offer potential for storage, utilities, and equipment. The floors are constructed of poured concrete, with the first floor having a 19-inch pour, the second floor a 15-inch pour, and the third floor an 11-inch pour. The property is situated on a 0.526-acre lot.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Mixed-use properties

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Vandalia
    County
    Fayette
    State
    Illinois
    Longitude
    -89.097852
    Latitude
    38.96067

    Nearby Similar for Sale

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      Vandalia Commercial Property For Sale

      High-traffic location suitable for bar, restaurant, or similar establishment.
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      View Details
    • $130,000

      Vandalia Commercial Space For Sale

      Versatile commercial building in high-traffic area, suitable for various businesses.
      1011 N 8th Street, Vandalia, IL 62471
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    • $1,100,000
      52,600 SF

      Vandalia Manufacturing Plant for Lease

      52,600 SF manufacturing plant on 7.5 acres available for lease.
      2021 Illini Ave, Vandalia, IL
      View Details
    • $475,000
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      Industrial Warehouse on 4.2 Acres

      7,500 SF warehouse on 4.2 acres near I-70.
      2050 Wagner St, Vandalia, IL 62471
      View Details

    FAQs

    What type of property is this?
    Mixed-use property - 20,000+ sq ft building with development potential.
    Where is this mixed-use property located?
    The property is located at 612 W Gallatin Street Vandalia, IL.
    What is the asking price?
    The asking price for this property is $800,000.
    What are key features of this property?
    This property features: Large Building: Over 20,000 sq ft with approximately 6900 sq ft per floor.; Prime Downtown Location.; Includes an optional second parcel of land for enhanced development potential.
    (618) 257-7690
    We can help!
    Listing Contact
    Jay Kehrer
    Real Estate License ID: 475166243
    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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