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    Multi-Use Office and Annex Property Title is generated by Realmo AI

    114 W Houghton Street, Tuscola, IL 61953

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    For Sale
    $275,000

    COMMERCIAL - Tuscola, IL

    Type:Office
    Added:
    May 5, 2026
    Days on Market:
    32
    Last Refresh:
    Jun 5 at 7:06 pm

    Property Features for 114 W Houghton Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Office
    Zoning
    OFFIC
    Standard status
    Active
    APN
    09023431301700

    Taxes and HOA fees

    Tax Description
    ORIGINAL TOWN LOTS 9,10 & 11 BLK 37 DOR 99-21-8

    Utilities

    Cooling system
    Central Air

    Building Details

    Year built
    1970
    Floors in Building
    1
    Building materials
    Vinyl Siding, Brick

    We can help!

    Listing Contact
    Tina Kibler

    Listing agent Tina Kibler

    Listing office KELLER WILLIAMS-TREC 2441 Village Green Place, Champaign, IL

    Listing date May 5, 2026

    MLS# 12629176

    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

    • Commercial property built in 1970 with vinyl siding and brick construction
    • Main building has over 16 office spaces, plus a waiting room and conference room
    • Includes 2 separate kitchens and multiple room/office configurations for flexible use
    • Equipped with central air and an alarm system; handicap accessibility included
    • Detached 20 x 50 recreational building includes 2 bathrooms
    • Detached garage (approximately 45 x 23) converted to a recreational area with 2 office spaces and heat, air, electricity, and water

    Overview

    This for-sale commercial property includes a main building with more than 16 office spaces and a flexible layout that can accommodate office, medical, retail, coworking, educational, or daycare-style uses. The interior offers two separate kitchens, a waiting room, and a conference room, along with multiple room and office configurations for different operational needs. The building is equipped with an alarm system and provides handicap accessibility.

    The site is positioned on a prominent corner lot and includes several additional structures for added functionality. A detached rec building measuring approximately 20 x 50 includes two bathrooms and can support meetings, training classes, events, or other supplemental use. There is also a detached garage of approximately 45 x 23 that has been converted into a recreational area with two office spaces, and it includes heat, air, electricity, and water.

    With its multi-building layout and varied interior features, the property is well suited for owners and operators seeking a configuration that supports more than one business activity under the same ownership. The combination of waiting and conference space in the main building, along with dedicated detached areas for flexible programming, can help streamline client-facing operations and support additional workspace or specialized rooms.
    Property Profile Location Intelligence

    Current Use by Public Records

    RISE Behavioral Health ... Crisis Center Kenneth Gilbert Physician

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Tuscola
    County
    Douglas
    State
    Illinois
    Longitude
    -88.287501
    Latitude
    39.7961402

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    FAQs

    What type of property is this?
    Office building - Corner-lot commercial building with multiple office rooms, waiting and conference space, plus detached recreation and garage conversions.
    Where is this office building located?
    The property is located at 114 W Houghton Street Tuscola, IL.
    What is the asking price?
    The asking price for this property is $275,000.
    What are key features of this property?
    This property features: Commercial property built in 1970 with vinyl siding and brick construction; Main building has over 16 office spaces, plus a waiting room and conference room; Includes 2 separate kitchens and multiple room/office configurations for flexible use
    (217) 356-6100
    We can help!
    Listing Contact
    Tina Kibler
    Request Owner's contact information
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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.

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