Belleville Investment Property For
For Sale
Contact for pricing
1926 W Main St, Belleville, IL
Turn-key investment property in downtown Belleville with income potential.
Property Size5,340 SF
Lot Size0.27 Acres
Price / SF$83.15
Days on Market457
Property Features for 1926 W Main St
General Information
Standard status
Active
Size
5,340 SF
Lot size
0.27 Acres
Property subtype
HOSPITALITY
Listing Agency:
RE/MAX Results
(314) 614-0247
Listed By:
Patrice TenBroek · License #475206963
(314) 614-0247
Source:
Moodyscre
Added: May 13, 2025
Changed: Aug 9
Last Checked: Aug 11 at 11:27AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of RE/MAX Results
Investment Insights
Based on property information with market context.
This turn-key investment property is located in downtown Belleville, Illinois, a few blocks from the Belleville Crossings Shopping Center, the new Southwestern Illinois Justice & Workforce Development Campus, and the Illinois State Police Crime Lab. The property benefits from a high daily traffic count of 4,700 vehicles per day. The solid brick building includes a full basement and a second-floor tenant apartment. An on-site paved, lighted parking lot offers 8 spaces. A new building air conditioning unit and white reflective fiber and shingle roofs have been installed within the last 2 years. The corner lot provides good visibility. Half of the first floor is currently leased to a Mexican restaurant, generating monthly lease income. The remaining 1,800-square-foot portion of the first floor has been framed out for an additional business, with partial HVAC, electric, and plumbing installed. This space is suitable for generating income from retail, slots, or a bar and grill. The second floor contains two 986-square-foot apartments, both of which are currently leased and provide additional rental income. The property size is 5,340 square feet.
Key Highlights
- Turn‑key investment property with existing rental income from a Mexican restaurant and two apartments.
- Prime location in downtown Belleville, IL, near major developments and high traffic.
- Solid brick building with recent upgrades including a new A/C unit and roof.
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
$39,671
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
8.93%
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%
$793,420
$793.4K
Cap Rate 7%
$566,729
$566.7K
Cap Rate 9%
$440,789
$440.8K
Market Conditions
NOI Build-Up for 5,340 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
$76.9K $14.40/SF
− Vacancy
−$4.8K −$0.89/SF
EGI
$72.1K $13.51/SF
− OpEx
−$32.5K −$6.08/SF
NOI
$39.7K $7.43/SF
Area
St. Clair County, IL
Vacancy
6.20%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
45.00%
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%
$793,420
Cap Rate 7%
$566,729
Cap Rate 9%
$440,789
Alternative Uses
Best Use
Specialty Retail
$1.04M
$909.3K – $1.21M
NOI $72,746 @ 7.0% cap · market cap 16.38%
Second Best
Retail
$762.2K
$667.0K – $889.3K
NOI $53,356 @ 7.0% cap · market cap 12.02%
Theoretical Best
Office A
$1.26M
$1.11M – $1.47M
NOI $88,492 @ 7.0% cap · market cap 19.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
385
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Restaurant - Turn-key investment property in downtown Belleville with income potential.
Where is this restaurant located?
The property is located at 1926 W Main St Belleville, IL.
What is the asking price?
The asking price for this property is $444,000.
What are key features of this property?
This property features: Turn‑key investment property with existing rental income from a Mexican restaurant and two apartments.; Prime location in downtown Belleville, IL, near major developments and high traffic.; Solid brick building with recent upgrades including a new A/C unit and roof.
