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    401 - 407 N Franklin St. Danville, IL 61832

    Sponsored
    Source: https://www.cbcworldwide.com
    For Sale
    $1,950,000

    28,312 SF State Lease Investment Offering

    Property size:
    28,312 SF

    Description

    Added:
    Apr 9, 2025
    Days on Market:
    286
    Multi-tenant Value-Add Investment Property for sale. Subject property is located just north of Downtown Danville. Danville is the county seat of Vermilion County located in eastern Illinois adjacent to the state line of Indiana. Danville is 35 miles east of Champaign, IL via I-74, 93 miles northwest of Indianapolis, IN via I-74, and 130 miles south of Chicago via Rt. 1.
    The property is currently leased to the State of Illinois occupying 401 N. Franklin/407C N. Franklin., Danville Area Community College (DACC) in 407B N. Franklin, and currently 3,412 SF (usable SF) vacant at 407A N. Franklin. The Illinois Department of Central Management Services (CMS) is a code department of the Illinois state government that is generally responsible for certain state properties, acquisitions, and services. Specifically the space houses; The Illinois Department of Children and Family Services (DCFS) is the code department of the Illinois state government responsible for child protective services occupying 11,700 SF, and The Illinois Department of Human Services is the code department of the Illinois state government responsible for providing a wide variety of safety net services to Illinois residents in poverty, who are facing other economic challenges, or who have any of a variety of disabilities or health challenges occupying 5,586 SF. Danville Area Community College (DACC) is a community college in Danville, Illinois. It was founded in 1946 as an extension of the University of Illinois; it has grown into an independent college offering courses in 76 areas of study occupying 6,204 SF.

    NOI - $146,029.09

    Gross Income (2019) - $208,009.00
    Total Expenses (2019) - $61,978.91
    Cap Rate - 10.23%
    RE: $33,520.92

    Property Features for 401 - 407 N Franklin St.

    General Information

    Property type
    Other office properties
    Investment Type
    value-add
    Square Feet
    28,312 SF
    Price / Square Foot
    $68
    Elevators
    N/A
    Lot Size
    49,223 SF
    Net Operating Income
    $146,029

    Building Details

    Year Built/Renovated
    1981/1997
    Buildings
    1
    Stories
    1

    We can help!

    Listing Contact
    Aj Thoma Iii Ccim, Sior

    Learn more

    Location Intelligence

    Current Use by Public Records

    DCFS Social Services Organization Family Service Department Social Services Organization

    Suggested Use

    Realty agency Restaurant Law Firm Spa & Massage Dental Office Hair Salon Nail Salon Building Supply Clothing Store Gym & Fitness

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

    Location Insight

    • Map
    • Local Demand
    City
    Danville
    State
    Illinois
    Longitude
    -83.387847
    Latitude
    41.932672

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    FAQs

    What type of property is this?
    Office property - 28,312 SF State Lease Investment Offering
    Where is this office property located?
    The property is located at 401 - 407 N Franklin St. Danville, IL.
    What is the asking price?
    The asking price for this property is $1,950,000.
    (217) 403-3425
    Request Owner's contact information
    401 - 407 N Franklin St. Danville, IL 61832
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    Danville, IL 61832
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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
    401 - 407 N Franklin St. Danville, IL 61832
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    We can help!
    Listing Contact
    Aj Thoma Iii Ccim, Sior
    (217) 403-3425
    Learn more
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