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    406 Court St Roanoke, IL 61561

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    For Sale
    $79,900

    Versatile 1820 sq ft building, high visibility, Route 116.

    Property size:
    1,820 SF

    Property Features for 406 Court St

    General Information

    Property type
    Other commercial real estate
    Square Feet
    1,820 SF
    Lot Size
    9,148 SF

    Building Details

    Year Built
    1964

    We can help!

    Listing Contact
    Victoria Stiel

    Listing Agency: RE/MAX Traders Unlimited Listing Agent: Victoria Stiel

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    This 1,820 square foot commercial building, situated on a 0.21-acre lot at 406 E Court Street in Roanoke, Illinois, presents a unique investment opportunity. Currently configured for a dog grooming and boarding business, its B2 zoning allows for a variety of uses, making it ideal for entrepreneurs seeking a high-visibility location off Route 116 (E Husseman St). The property boasts a convenient loading dock and rolling door, perfect for efficient operations. Recent improvements include new fencing (2022) and a 14x15 foot office addition (2023), enhancing both functionality and space. The existing bathroom includes a shower, currently utilized for dog grooming. A separate 12.5' x 14.5' finished room, featuring luxury vinyl plank flooring, offers versatile potential as additional operating space or even a residential area. The main area features durable epoxy flooring. The current tenant's dog grooming equipment is not included in the sale. The tenant has expressed interest in remaining, subject to negotiation. The property's adaptability and prime location make it an attractive prospect for a range of commercial ventures, and with minimal modifications, could also serve as a unique industrial/residential property. Potential rezoning may be possible
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Custom Furniture Workshop Furniture & Home Goods Leonas Pawfect Day ... Pet Grooming Service

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Roanoke
    County
    Woodford
    State
    Illinois
    Longitude
    -89.19203
    Latitude
    40.79866

    Nearby Similar for Sale

    • $179,900

      Mixed-Use Property in Downtown Roanoke

      Unique mixed-use property with storefront, office, and living space.
      320 N Main St, Roanoke, IL 61561
      View Details
    • $330,000
      7,200 SF

      Prime Roanoke Commercial Space

      Grocery Store, Turnkey, High Visibility
      106 Davison St, Roanoke, IL 61561
      View Details

    FAQs

    What type of property is this?
    Commercial real estate - Versatile 1820 sq ft building, high visibility, Route 116.
    Where is this commercial real estate located?
    The property is located at 406 Court St Roanoke, IL.
    What is the asking price?
    The asking price for this property is $79,900.
    Request Owner's contact information
    406 Court St Roanoke, IL 61561
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    Roanoke, IL 61561
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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
    406 Court St Roanoke, IL 61561
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    Listing Contact
    Victoria Stiel
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