Multi-Tenant Building with Beer
For Sale
Contact for pricing
101 East Clay Street, Collinsville, IL 62234
Multi-tenant hospitality property with a full beer garden setup, including concession stand, restrooms, and an elevated stage.
Property Size20,755 SF
Price / SF$132.50
Days on Market104
Property Features for 101 East Clay Street
General Information
Standard status
Active
Size
20,755 SF
Total Parking Spaces
20
Property subtype
Retail
Zoning
Planned Uptown Collinsville District
Occupancy
91%
Net Operating Income
$187,458
Additional Details
Business Included
Yes
Building Details
Year Built
1930
Year Renovated
2022
Tenancy
Multi
Listing Agency:
Barbermurphy Group
Listed By:
Matt Barriger · License #IL 475148523
(618) 973-5507
Source:
Crexi
Added: May 28
Changed: Sep 7
Last Checked: Sep 8 at 3:52AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Barbermurphy Group
Investment Insights
Based on property information with market context.
This multi-tenant investment property brings together a range of hospitality and retail spaces under one roof. The offering includes a restaurant, distillery, brewery, lounge, event space, sports bar, and a barber shop. Outdoor amenities feature a beer garden with a concession stand, restrooms, and an elevated stage suitable for hosted events.
The property is located at 101 East Clay Street in Downtown Collinsville, Illinois, one block south of Illinois 159. The central placement supports walk-in foot traffic patterns typical of downtown entertainment and dining districts.
For buyers looking for an all-in-one platform, the mix of food, beverage, and event-oriented concepts can help accommodate multiple operating models in a single ownership. The presence of both indoor venue space and a dedicated beer garden with event staging and support facilities provides practical flexibility for tenants and operators seeking a coordinated hospitality environment.
The property is located at 101 East Clay Street in Downtown Collinsville, Illinois, one block south of Illinois 159. The central placement supports walk-in foot traffic patterns typical of downtown entertainment and dining districts.
For buyers looking for an all-in-one platform, the mix of food, beverage, and event-oriented concepts can help accommodate multiple operating models in a single ownership. The presence of both indoor venue space and a dedicated beer garden with event staging and support facilities provides practical flexibility for tenants and operators seeking a coordinated hospitality environment.
Key Highlights
- Multi‑tenant hospitality investment property built in 1930
- Tenant mix includes a restaurant, distillery, brewery, lounge, event space, sports bar, and barber shop
- Beer garden setup includes a concession stand, restrooms, and an elevated stage
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
$246,151
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
8.95%
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%
$4,923,020
$4.9M
Cap Rate 7%
$3,516,443
$3.5M
Cap Rate 9%
$2,735,011
$2.7M
Market Conditions
NOI Build-Up for 20,755 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
$353.7K $17.04/SF
− Vacancy
−$25.5K −$1.23/SF
EGI
$328.2K $15.81/SF
− OpEx
−$82.1K −$3.95/SF
NOI
$246.2K $11.86/SF
Area
Madison County, IL
Vacancy
7.20%
Lease Rate
$17.04 /SF/Yr
Expense Ratio
25.00%
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%
$4,923,020
Cap Rate 7%
$3,516,443
Cap Rate 9%
$2,735,011
Alternative Uses
Best Use
Specialty Retail
$3.52M
$3.08M – $4.10M
NOI $246,151 @ 7.0% cap · market cap 8.95%
Second Best
Industrial
$1.23M
$1.07M – $1.43M
NOI $85,754 @ 7.0% cap · market cap 3.12%
Theoretical Best
Office A
$5.66M
$4.95M – $6.60M
NOI $396,005 @ 7.0% cap · market cap 14.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
597
Businesses Nearby
Explore this area
Business Placement
Demographics for 62234, IL
31,843
Population
14,947
Households
2.1
Avg Household Size
40
Median Age
27%
College-Educated
92%
High-School Grad
37.3 sq mi
ZIP Area
854
Density / Sq Mi
$66,437
Median Household Income
$41,710
Median Earnings
$995
Median Rent
$162,000
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Brewery - Multi-tenant hospitality property with a full beer garden setup, including concession stand, restrooms, and an elevated stage.
Where is this brewery located?
The property is located at 101 East Clay Street Collinsville, IL.
What is the asking price?
The asking price for this property is $2,750,000.
What are key features of this property?
This property features: Multi‑tenant hospitality investment property built in 1930; Tenant mix includes a restaurant, distillery, brewery, lounge, event space, sports bar, and barber shop; Beer garden setup includes a concession stand, restrooms, and an elevated stage
