Renovated Retail Building Near
For Sale
$312,000
10099 Lincoln Trail, Fairview Heights, IL 62208
COMMERCIAL - Fairview Heights, IL
Property Size2,700 SF
Lot Size0.33 Acres
Price / SF$115.56
Days on Market179
Property Features for 10099 Lincoln Trail
General Information
Property type
Commercial Sale
Property subtype
Retail
Subdivision
Hintertheer Add
Directions
I 255 TO I 64 TOWARDS BELLEVILLE -SWANSEA TAKE 159 SOUTH THEN RIGHT TO LINCOLN TRAIL
Standard status
Active
APN
03-29.0-203-019
Size
2,700 SF
Lot size
0.33 Acres
Taxes and HOA fees
Tax Year
2021
Tax Description
HINTERTHEER ADD LOT/SEC-1 A02631597
Tax Annual Amount
4862
Legal Description
HINTERTHEER ADD LOT/SEC-1 A02631597
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Cooling system
Central Air, Gas (Cooling)
Water source
Public
Building Details
Year built
1987
Building materials
Concrete, Block
Roof type
Shingle
Listing Agency:
Century 21 Bailey & Company · Century 21 Real Estate
(618) 931-2121
Listed By:
Sherry MacKo · License #475143241
(618) 931-2121
Added: Feb 17
Changed: Aug 4
Last Checked: Aug 15 at 8:06PM
MLS# 23031064
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.
Investment Insights
Based on property information with market context.
This renovated retail building offers a ready-to-occupy setup for a new user, with updates made to bring it fully up to code for retail use. The building features an ADA bathroom and has been freshly painted. Improvements also include a new TPO roof installed in 2022 and a new furnace added in 2019.
The property is located near a four-way busy intersection, supporting visibility and convenient access for retail activity.
The listing notes that the current owners have operated a business known as “The Cave,” and they describe multiple retail-oriented opportunities for the space, including beauty retail, medical, and retail shop use, subject to applicable approvals.
The property is located near a four-way busy intersection, supporting visibility and convenient access for retail activity.
The listing notes that the current owners have operated a business known as “The Cave,” and they describe multiple retail-oriented opportunities for the space, including beauty retail, medical, and retail shop use, subject to applicable approvals.
Key Highlights
- 2700 SF commercial building with concrete and block construction
- Renovated to be fully up to code for retail
- New TPO roof (2022) plus new furnace (2019)
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$26,978
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.65%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$539,560
$539.6K
Cap Rate 7%
$385,400
$385.4K
Cap Rate 9%
$299,756
$299.8K
Market Conditions
NOI Build-Up for 2,700 SF
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.
Gross rent
$42.1K $15.60/SF
− Vacancy
−$3.6K −$1.33/SF
EGI
$38.5K $14.27/SF
− OpEx
−$11.6K −$4.28/SF
NOI
$27.0K $9.99/SF
Area
St. Clair County, IL
Vacancy
8.50%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$539,560
Cap Rate 7%
$385,400
Cap Rate 9%
$299,756
Alternative Uses
Best Use
Retail
$385.4K
$337.2K – $449.6K
NOI $26,978 @ 7.0% cap · market cap 8.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$639.2K
$559.3K – $745.7K
NOI $44,743 @ 7.0% cap · market cap 14.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
511
Businesses Nearby
192k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Apparel 33%
Shops & Services 31%
Electronics 17%
Home Improvements & Furnishings 12%
T.J. Maxx
Apparel
51,400 visits/mo
0.5 miles
Best Buy
Electronics
32,569 visits/mo
0.4 miles
Gabe's
Shops & Services
30,584 visits/mo
0.4 miles
Harbor Freight Tools
Home Improvements & Furnishings
19,849 visits/mo
0.3 miles
Dollar Tree
Shops & Services
10,885 visits/mo
0.4 miles
Demographics for 62208, IL
16,992
Population
8,148
Households
2.1
Avg Household Size
42
Median Age
31%
College-Educated
93%
High-School Grad
13.4 sq mi
ZIP Area
1,268
Density / Sq Mi
$78,423
Median Household Income
$42,640
Median Earnings
$1,222
Median Rent
$167,900
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Renovated retail building with ADA bathroom, updated mechanicals, and a new TPO roof.
Where is this retail space located?
The property is located at 10099 Lincoln Trail Fairview Heights, IL.
What is the asking price?
The asking price for this property is $312,000.
What are key features of this property?
This property features: 2700 SF commercial building with concrete and block construction; Renovated to be fully up to code for retail; New TPO roof (2022) plus new furnace (2019)
