Flex Space with Detached
New
For Sale
$545,000
1300 N Reed Station Rd, Carbondale, IL 62901
An office-and-warehouse layout pairs finished workspace with a heated shop and a separate storage building.
Property Size4,562 SF
Lot Size2.00 Acres
Price / SF$119.47
Days on Market2
Property Features for 1300 N Reed Station Rd
General Information
Standard status
Active
Size
4,562 SF
Lot size
2.00 Acres
Additional Details
Highway Access
Yes
Building Details
Buildings
2
Listing Agency:
COMMERCIAL REALTY ASSOCIATES
Listed By:
Rolf Schilling · License #471012048
(618) 303-0700
Source:
Bktchicago
Added: Sep 24
Last Checked: Sep 24 at 2:22PM
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 COMMERCIAL REALTY ASSOCIATES
Investment Insights
Based on property information with market context.
This flex property combines finished office space with a heated warehouse and a detached storage building. The office area exceeds 2,200 square feet and includes five private offices, two bathrooms, a file room, break room, reception area, and waiting area. The warehouse also exceeds 2,200 square feet and has two overhead doors. The detached storage building features overhead doors, concrete floors, and lighting.
The property occupies a 2-acre site east of Carbondale, immediately off Hwy. 13. Ample parking is available on site.
The property occupies a 2-acre site east of Carbondale, immediately off Hwy. 13. Ample parking is available on site.
Key Highlights
- 2‑acre site east of Carbondale, immediately off Hwy. 13
- Finished office area exceeds 2,200 square feet and includes five private offices
- Office area also includes two bathrooms, a file room, break room, reception, and waiting areas
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
$26,715
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
4.90%
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%
$534,300
$534.3K
Cap Rate 7%
$381,643
$381.6K
Cap Rate 9%
$296,833
$296.8K
Market Conditions
NOI Build-Up for 4,562 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
$33.9K $7.44/SF
− Vacancy
−$2.5K −$0.55/SF
EGI
$31.4K $6.89/SF
− OpEx
−$4.7K −$1.03/SF
NOI
$26.7K $5.86/SF
Area
Jackson County, IL
Vacancy
7.40%
Lease Rate
$7.44 /SF/Yr
Expense Ratio
15.00%
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%
$534,300
Cap Rate 7%
$381,643
Cap Rate 9%
$296,833
Alternative Uses
Best Use
Warehouse
$381.6K
$333.9K – $445.3K
NOI $26,715 @ 7.0% cap · market cap 4.90%
Second Best
Flex RnD
$371.9K
$325.4K – $433.9K
NOI $26,031 @ 7.0% cap · market cap 4.78%
Theoretical Best
Office A
$1.24M
$1.09M – $1.45M
NOI $87,043 @ 7.0% cap · market cap 15.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
104
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 62901, IL
22,967
Population
12,498
Households
1.8
Avg Household Size
29
Median Age
48%
College-Educated
95%
High-School Grad
27.1 sq mi
ZIP Area
847
Density / Sq Mi
$32,960
Median Household Income
$23,962
Median Earnings
$732
Median Rent
$137,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Midwest region
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Frequently Asked Questions
What type of property is this?
Flex space - An office-and-warehouse layout pairs finished workspace with a heated shop and a separate storage building.
Where is this flex space located?
The property is located at 1300 N Reed Station Rd Carbondale, IL.
What is the asking price?
The asking price for this property is $545,000.
What are key features of this property?
This property features: 2‑acre site east of Carbondale, immediately off Hwy. 13; Finished office area exceeds 2,200 square feet and includes five private offices; Office area also includes two bathrooms, a file room, break room, reception, and waiting areas
