Flex Building with
For Sale
Contact for pricing
1208 Donna Drive, Carterville, IL 62918
Flexible commercial property combining office, retail, and light industrial functionality in an Enterprise Zone and TIF District.
Property Size7,900 SF
Lot Size1.40 Acres
Price / SF$117.09
Days on Market90
Property Features for 1208 Donna Drive
General Information
Standard status
Active
Size
7,900 SF
Total Parking Spaces
25
Lot size
1.40 Acres
Property subtype
Retail, Office, Hospitality
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Warehouse Space
1,500 SF
Building Details
Year Built
2017
Buildings
2
Listing Agency:
PROPERTY WITH TLC, LLC
(618) 727-2270
Listed By:
Teresa Camarato · License #471001948
Source:
Crexi
Added: Jun 4
Changed: Aug 31
Last Checked: Aug 31 at 3:42PM
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 PROPERTY WITH TLC, LLC
Investment Insights
Based on property information with market context.
Built in 2017, this flex property includes a 6,400-square-foot main building and a separate 1,500-square-foot warehouse. The combined 7,900 square feet offers a versatile commercial configuration that can support office, retail, and light industrial uses.
The property occupies approximately 1.4 acres along the Route 13 frontage road in Carterville, Illinois, between Marion and Carbondale. Its position provides direct exposure to the frontage road and convenient access within a Southern Illinois business corridor. The site is also within an Enterprise Zone and TIF District.
The property occupies approximately 1.4 acres along the Route 13 frontage road in Carterville, Illinois, between Marion and Carbondale. Its position provides direct exposure to the frontage road and convenient access within a Southern Illinois business corridor. The site is also within an Enterprise Zone and TIF District.
Key Highlights
- Approximately 1.4 acres along the Route 13 frontage road
- 6,400 square foot main building plus 1,500 square foot warehouse
- 7,900 square feet of total property size
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
$64,502
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
6.97%
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%
$1,290,040
$1.3M
Cap Rate 7%
$921,457
$921.5K
Cap Rate 9%
$716,689
$716.7K
Market Conditions
NOI Build-Up for 7,900 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
$102.4K $12.96/SF
− Vacancy
−$10.2K −$1.30/SF
EGI
$92.1K $11.66/SF
− OpEx
−$27.6K −$3.50/SF
NOI
$64.5K $8.16/SF
Area
Williamson County, IL
Vacancy
10.00%
Lease Rate
$12.96 /SF/Yr
Expense Ratio
30.00%
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%
$1,290,040
Cap Rate 7%
$921,457
Cap Rate 9%
$716,689
Alternative Uses
Best Use
Office B
$1.25M
$1.09M – $1.46M
NOI $87,453 @ 7.0% cap · market cap 9.45%
Second Best
Retail
$921.5K
$806.3K – $1.08M
NOI $64,502 @ 7.0% cap · market cap 6.97%
Theoretical Best
Office A
$1.67M
$1.46M – $1.94M
NOI $116,581 @ 7.0% cap · market cap 12.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
76
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 62918, IL
10,538
Population
5,001
Households
2.1
Avg Household Size
38
Median Age
43%
College-Educated
97%
High-School Grad
37.5 sq mi
ZIP Area
281
Density / Sq Mi
$70,975
Median Household Income
$45,173
Median Earnings
$909
Median Rent
$183,200
Median Home Value
Market
Vacancy Rate% for Office 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?
Flex space - Flexible commercial property combining office, retail, and light industrial functionality in an Enterprise Zone and TIF District.
Where is this flex space located?
The property is located at 1208 Donna Drive Carterville, IL.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: Approximately 1.4 acres along the Route 13 frontage road; 6,400 square foot main building plus 1,500 square foot warehouse; 7,900 square feet of total property size
