Renovated Storefront Retail
For Sale
$312,000
10099 Lincoln Trl, Fairview Heights, IL 62208
Updated retail facility with an ADA bathroom, TPO roof, and fresh interior paint.
Property Size2,700 SF
Price / SF$115.56
Days on Market24
Property Features for 10099 Lincoln Trl
General Information
Standard status
Active
Size
2,700 SF
Building Details
Year Built
1987
Listing Agency:
Century 21 Bailey & Company
Listed By:
Sherry MacKo
Source:
Avenuerealtyteam
Added: Aug 5
Changed: Aug 28
Last Checked: Aug 28 at 2:11AM
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 Century 21 Bailey & Company
Investment Insights
Based on property information with market context.
This 2,700-square-foot storefront property in Fairview Heights provides a retail-oriented commercial building with several recent improvements. The interior was renovated for retail occupancy, including work described as bringing the property up to code. An ADA bathroom, fresh paint completed in 2023, and a TPO roof installed in 2022 add to the building’s current functionality. A new furnace was installed in 2019.
Located at 10099 Lincoln Trl, the property sits near a four-way intersection identified as a high-traffic area. The commercial format is presented for potential beauty retail, medical, or general retail-shop applications. Built in 1987, the building offers an established storefront setting for an owner-user or retail-focused operator.
Located at 10099 Lincoln Trl, the property sits near a four-way intersection identified as a high-traffic area. The commercial format is presented for potential beauty retail, medical, or general retail-shop applications. Built in 1987, the building offers an established storefront setting for an owner-user or retail-focused operator.
Key Highlights
- 2,700‑square‑foot storefront commercial building
- Retail renovation completed with work described as fully up to code
- New TPO roof installed in 2022
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
$26,978
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
8.65%
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%
$539,560
$539.6K
Cap Rate 7%
$385,400
$385.4K
Cap Rate 9%
$299,756
$299.8K
Market Conditions
NOI Build-Up for 2,700 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
$42.1K $15.60/SF
− Vacancy
−$3.6K −$1.33/SF
EGI
$38.5K $14.27/SF
− OpEx
−$11.6K −$4.28/SF
NOI
$27.0K $9.99/SF
Area
St. Clair County, IL
Vacancy
8.50%
Lease Rate
$15.60 /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%
$539,560
Cap Rate 7%
$385,400
Cap Rate 9%
$299,756
Alternative Uses
Best Use
Retail
$385.4K
$337.2K – $449.6K
NOI $26,978 @ 7.0% cap · market cap 8.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$639.2K
$559.3K – $745.7K
NOI $44,743 @ 7.0% cap · market cap 14.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
411
Businesses Nearby
52k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Electronics 62%
Shops & Services 28%
Apparel 6%
Dining 3%
Best Buy
Electronics
32,569 visits/mo
0.5 miles
Dollar General
Shops & Services
9,437 visits/mo
0.2 miles
Citi Trends
Apparel
3,339 visits/mo
0.5 miles
Valvoline Instant Oil Change
Shops & Services
3,139 visits/mo
0.5 miles
China King
Dining
1,796 visits/mo
0.3 miles
Demographics for 62208, IL
16,992
Population
8,148
Households
2.1
Avg Household Size
42
Median Age
31%
College-Educated
93%
High-School Grad
13.4 sq mi
ZIP Area
1,268
Density / Sq Mi
$78,423
Median Household Income
$42,640
Median Earnings
$1,222
Median Rent
$167,900
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Updated retail facility with an ADA bathroom, TPO roof, and fresh interior paint.
Where is this storefront property located?
The property is located at 10099 Lincoln Trl Fairview Heights, IL.
What is the asking price?
The asking price for this property is $312,000.
What are key features of this property?
This property features: 2,700‑square‑foot storefront commercial building; Retail renovation completed with work described as fully up to code; New TPO roof installed in 2022
