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    Historic Downtown Investment Opportunity Title is generated by Realmo AI

    103 & 105 W Sale Street, Tuscola, IL 61953

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    For Sale
    $390,000

    COMMERCIAL - Tuscola, IL

    Type:Retail
    Property size:
    2,736 SF
    Lot size:
    0.15 Acres
    Price / SF:
    $142/SF
    Added:
    Apr 13, 2026
    Days on Market:
    32
    Last Refresh:
    May 14 at 6:06 pm

    Property Features for 103 & 105 W Sale Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Retail
    Standard status
    Active
    APN
    09023413802000
    Size
    2,736 SF
    Lot size
    0.15 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    ORIGINAL TOWN, BEG 25.8' W NE COR BLK 24, THEN W25.8', S120', E25.8', N TO POB (LESS W2") EXEMPT DOC#10-21-8 & ORIGINAL TOWN , BEG 49.4'W NE COR LOT 1, THEN W27.8', S120', E27.8', N120' TO POB (LESS 1' OFF W SIDE) BLK 24 EXEMPT DOC#10-21-9
    Tax Annual Amount
    3023

    Utilities

    Cooling system
    Central Air

    Building Details

    Year built
    1871
    Floors in Building
    1
    Number of units
    2
    Flooring type
    Tile
    Building materials
    Brick

    We can help!

    Listing Contact
    Cathy Means
    Cathy Means

    Listing agent Cathy Means License #471020343

    Listing office Hillard Agency- Tuscola 500 S. Main - P.O. Box 140, Tuscola, IL

    Listing date Apr 13, 2026

    MLS# 12617509

    Copyright © 2026 Midwest Real Estate Data, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Rare opportunity to own two interconnected, meticulously maintained historic buildings in a prime downtown location.
    • Significant structural renovation completed in July 2024, ensuring long‑term stability and peace of mind.
    • 103 W Sale St features stunning tiled flooring, antique custom built‑in booths, and floor‑to‑ceiling wooden bookshelves.
    • 2,736 sq ft upper level in 103 W Sale St offers a blank canvas for luxury residential loft conversion or commercial studio.
    • 105 W Sale St includes a specialized kitchen suitable for high‑end production and versatile retail use.
    • Unique storefront with exposed brick and potential for a 'Secret Speakeasy' or distinct retail concept.

    Overview

    Located in the heart of downtown, this real estate opportunity includes two interconnected buildings at 103 & 105 W Sale St. These meticulously maintained buildings blend historic charm with modern structural stabilization. Following a structural renovation in July 2024, including masonry and facade work, these buildings offer historic character with structural integrity. 103 W Sale St features tiled flooring, two antique custom built-in booths, and floor-to-ceiling wooden bookshelves. It is suited for overflow seating, a private event venue, or a high-end boutique, and houses the public restrooms. The upper level offers 2,736 sq ft of space, currently used for storage, with potential for a luxury residential loft conversion or a commercial studio. 105 W Sale St is designed for production and retail. It includes a specialized kitchen and a versatile mid-section ideal for a conference room, additional serving area, or cozy seating. The front of the building features exposed brick and a large storefront window, suited for a "Secret Speakeasy" or a distinct second retail concept. The buildings can be purchased in a bundle with 101 W Sale St. The lot size is 0.1451 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Storefront properties

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Tuscola
    County
    Douglas
    State
    Illinois
    Longitude
    -88.287581
    Latitude
    39.799752

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    FAQs

    What type of property is this?
    Storefront property - Two interconnected buildings blending historic charm with modern integrity.
    Where is this storefront property located?
    The property is located at 103 & 105 W Sale Street Tuscola, IL.
    What is the asking price?
    The asking price for this property is $390,000.
    What are key features of this property?
    This property features: Rare opportunity to own two interconnected, meticulously maintained historic buildings in a prime downtown location.; Significant structural renovation completed in July 2024, ensuring long‑term stability and peace of mind.; 103 W Sale St features stunning tiled flooring, antique custom built‑in booths, and floor‑to‑ceiling wooden bookshelves.
    (217) 253-2388
    We can help!
    Listing Contact
    Cathy Means
    Cathy Means
    Real Estate License ID: 471020343
    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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