Restaurant Property with Drive-Up
For Sale
Under Contract
$1,350,000
1100 S State Route 157, Edwardsville, IL 62025
Commercial Sale, Edwardsville, IL
Property Size4,224 SF
Lot Size1.03 Acres
Price / SF$319.60
Days on Market140
Property Features for 1100 S State Route 157
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Parking Lot, Open
Security features
Security System
Accessibility
Accessible Approach with Ramp
Subdivision
Not in a Subdivision
Lot features
Sprinklers In Front, Sprinklers In Rear
Directions
From Center Grove Rd turn South on S State Rt 157, second lot off corner on left.
Standard status
Active Under Contract
APN
14-1-15-22-00-000-004.022
Size
4,224 SF
Lot size
1.03 Acres
Taxes and HOA fees
Tax Year
2022
Tax Description
PT E 1/2 NW
Tax Annual Amount
34064
Legal Description
PT E 1/2 NW
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air, Electric
Water source
Public
Amenities
patio
drive-up window
Building Details
Year built
2000
Floors in Building
1
Listing Agency:
Coldwell Banker Brown Realtors · Coldwell Banker Real Estate
(618) 656-2278
Listed By:
Janet Urbanek · License #471003262
(618) 692-7290
Added: Apr 28
Changed: Sep 14
Last Checked: Sep 14 at 7:06AM
MLS# 24019123
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.
The property includes a 4,224 SF restaurant building on a 1.03-acre commercial site. Interior improvements comprise a kitchen, spacious dining area, two lavatories, and a drive-up window, with a patio supporting the customer area. The site provides 44 parking spaces and an accessible approach with ramp. A rolled rubber roof was installed in 2016, and the dining area was remodeled in 2020.
Located at 1100 S State Route 157 in Edwardsville, the property fronts a five-lane highway with 195 feet of frontage and reported average daily traffic of 20,000. It is positioned one lot from the Center Grove Road intersection, near a four-way signalized intersection and next to Sav-On Liquor. Public water and sewer serve the site, with forced-air heating and central electric air conditioning.
Located at 1100 S State Route 157 in Edwardsville, the property fronts a five-lane highway with 195 feet of frontage and reported average daily traffic of 20,000. It is positioned one lot from the Center Grove Road intersection, near a four-way signalized intersection and next to Sav-On Liquor. Public water and sewer serve the site, with forced-air heating and central electric air conditioning.
Key Highlights
- 4,224 SF restaurant building on a 1.03‑acre site
- 195 feet of frontage along five‑lane State Route 157
- Reported average daily traffic of 20,000
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
$50,096
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
3.71%
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%
$1,001,920
$1.0M
Cap Rate 7%
$715,657
$715.7K
Cap Rate 9%
$556,622
$556.6K
Market Conditions
NOI Build-Up for 4,224 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
$72.0K $17.04/SF
− Vacancy
−$5.2K −$1.23/SF
EGI
$66.8K $15.81/SF
− OpEx
−$16.7K −$3.95/SF
NOI
$50.1K $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%
$1,001,920
Cap Rate 7%
$715,657
Cap Rate 9%
$556,622
Alternative Uses
Best Use
Specialty Retail
$715.7K
$626.2K – $834.9K
NOI $50,096 @ 7.0% cap · market cap 3.71%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.15M
$1.01M – $1.34M
NOI $80,594 @ 7.0% cap · market cap 5.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
20,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
642
Businesses Nearby
133k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 65%
Shops & Services 28%
Hotels & Casinos 8%
Circle K
Shops & Services
29,597 visits/mo
0.1 miles
McDonald's
Dining
21,993 visits/mo
0.1 miles
Starbucks
Dining
17,744 visits/mo
0.1 miles
SONIC Drive In
Dining
11,959 visits/mo
0.1 miles
Wendy's
Dining
11,195 visits/mo
0.1 miles
Demographics for 62025, IL
35,229
Population
14,347
Households
2.5
Avg Household Size
36
Median Age
53%
College-Educated
97%
High-School Grad
112.2 sq mi
ZIP Area
314
Density / Sq Mi
$103,300
Median Household Income
$54,529
Median Earnings
$1,215
Median Rent
$295,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Existing restaurant improvements include a kitchen, dining area, patio, and customer parking.
Where is this conventional restaurant located?
The property is located at 1100 S State Route 157 Edwardsville, IL.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: 4,224 SF restaurant building on a 1.03‑acre site; 195 feet of frontage along five‑lane State Route 157; Reported average daily traffic of 20,000
