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    Multi-Family Investment Opportunity in Dawson Title is generated by Realmo AI

    102 ELM Street, Dawson, IL 62520

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    Claim this Listing
    For Sale
    Under Contract
    $450,000

    MULTI_FAMILY - Dawson, IL

    Added:
    Feb 19, 2026
    Days on Market:
    92
    Last Refresh:
    May 22 at 7:06 pm

    Property Features for 102 ELM Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    8
    Bathrooms
    4
    Rooms
    Bedroom 5, Bedroom 7, Bedroom 2, Bathroom 4, Bedroom 6, Bedroom 4, Bedroom 1, Bedroom 8, Bathroom 2, Bedroom 3, Bathroom 1, Bathroom 3
    Parking
    12
    Parking features
    Alley
    Interior features
    Storage
    Basement
    Partial
    Standard status
    Active Under Contract
    APN
    16080153009

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    See tax records
    Tax Annual Amount
    4123

    Utilities

    Heating system
    Electric (Heating)
    Water source
    Public

    Building Details

    Year built
    1950
    Number of units
    9
    Building materials
    Wood Siding
    Roof type
    Shingle
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Jami Winchester
    Jami Winchester

    Listing agent Jami Winchester License #475109074

    Listing office The Real Estate Group, Inc. 3701 West Wabash, Springfield, IL

    Listing date Feb 19, 2026

    MLS# CA1041847 Listing URL

    Copyright © 2026 RMLS Alliance. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Fully occupied 9‑unit building with 2 additional lots, providing immediate rental income.
    • Multiple income streams from diverse rental rates.
    • Coin‑operated laundry provides additional income.
    • Tenants pay their own electric, reducing expenses.
    • Newer hot water heaters.
    • Unique building: Converted school gymnasium.

    Overview

    This multi-family property in Dawson, Illinois, features a nine-unit building with a mix of layouts: four units on the main level, four upstairs, and one with a few steps up. The property also includes two additional lots with mobile homes. The mobile homes are tenant-owned. A common area provides coin-operated laundry facilities with two washers and two dryers. Most hot water heaters are newer. The main building, originally a school gymnasium converted in the 1970s, has all-electric units, with tenants responsible for their individual electric bills. The owner covers water, sewer, trash, snow removal, mowing, and gas/electric for the common areas. Each unit is equipped with a window AC unit, refrigerator, and range/oven. The electric expense listed reflects the owner's costs for the common areas' electric and gas. The property includes two tax IDs, with the secondary address being 209 N Lewis. The lot dimensions and taxes provided encompass both tax IDs. The current rent structure includes: two units at $450, three at $500, two at $550, one at $575, and one at $650. All units are currently occupied.
    Property Profile Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Restaurant Storage Facility Restaurant

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

    Location Insight

    • Map
    • Local Demand
    City
    Dawson
    County
    Sangamon
    State
    Illinois
    Longitude
    -89.462989
    Latitude
    39.854988

    FAQs

    What type of property is this?
    Apartment building - Nine-unit building plus two mobile home lots for sale.
    Where is this apartment building located?
    The property is located at 102 ELM Street Dawson, IL.
    What is the asking price?
    The asking price for this property is $450,000.
    What are key features of this property?
    This property features: Fully occupied 9‑unit building with 2 additional lots, providing immediate rental income.; Multiple income streams from diverse rental rates.; Coin‑operated laundry provides additional income.
    (217) 306-1000
    We can help!
    Listing Contact
    Jami Winchester
    Jami Winchester
    Real Estate License ID: 475109074
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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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