Duplex Property with
New
For Sale
$162,500
1333 11th Street, Cottage Hills, IL 62018
Residential Income, Cottage Hills, IL
Property Size1,644 SF
Lot Size0.45 Acres
Price / SF$98.84
Days on Market3
Property Features for 1333 11th Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 3, Game Room, Basement, Bedroom 2, Bedroom 4, Bedroom 3, Bedroom 5, Bathroom 2, Bathroom 1, Bathroom 4, Dining Room, Bedroom 6, Bedroom 1
Interior features
Kitchen/Dining Room Combo, Workshop/Hobby Area
Fireplace
1
Basement
Finished
Appliances
Dishwasher, Range, Gas Range, Refrigerator
Subdivision
Fourth Add
Elementary school
BETHALTO DIST 8
Middle school
BETHALTO DIST 8
High school
Bethalto
Elementary school district
Bethalto DIST 8
Middle school district
Bethalto DIST 8
High school district
Bethalto DIST 8
Directions
hwy 140 to Stanley Rd, to 11th Street
Standard status
Active
APN
19-2-08-03-02-203-038
Size
1,644 SF
Lot size
0.45 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
FOURTH ADD FOREST HOMES LOT 627-628 & W1/2 LOT 626 125X156.6
Tax Annual Amount
2099
Legal Description
FOURTH ADD FOREST HOMES LOT 627-628 & W1/2 LOT 626 125X156.6
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
1980
Floors in Building
1
Number of units
2
Building materials
Vinyl Siding
Additional Structures
Workshop
Listing Agency:
Keller Williams Marquee · Keller Williams Realty
(618) 307-5616
Listed By:
Julie Mayfield · License #475119652
(618) 307-5616
Added: Aug 28
Changed: Aug 29
Last Checked: Aug 30 at 3:06AM
MLS# 26051005
Copyright © 2026 Mid America Regional Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex property includes two separate residences and an additional workshop on a fenced parcel. The primary home offers 4 bedrooms, 3 bathrooms, an open kitchen and dining arrangement, updated flooring in the living and dining areas, a wood-burning fireplace, walk-out basement, central vacuum system, and lower-level bonus area. Its attached garage measures 16 x 24.5 feet and accommodates one vehicle.
The second residence contains 2 bedrooms, 1 bathroom, an open-concept interior, and main-floor laundry. The separate 38' x 11' workshop has electricity, wood flooring, and a garage-style door sized for a riding lawnmower. All three structures have newer roofs, while public water, forced-air natural gas heat, and central air serve the property. Located at 1333 11th Street in Cottage Hills, Illinois.
The second residence contains 2 bedrooms, 1 bathroom, an open-concept interior, and main-floor laundry. The separate 38' x 11' workshop has electricity, wood flooring, and a garage-style door sized for a riding lawnmower. All three structures have newer roofs, while public water, forced-air natural gas heat, and central air serve the property. Located at 1333 11th Street in Cottage Hills, Illinois.
Key Highlights
- Two residences: primary home with 4 bedrooms and 3 bathrooms; second home with 2 bedrooms and 1 bathroom
- Separate 38' x 11' workshop with electricity, wood flooring, and garage‑style door
- Fenced 0.4494‑acre parcel with parking for both residences
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
$12,110
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
7.45%
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%
$242,200
$242.2K
Cap Rate 7%
$173,000
$173.0K
Cap Rate 9%
$134,556
$134.6K
Market Conditions
NOI Build-Up for 1,644 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
$18.7K $11.40/SF
− Vacancy
−$1.4K −$0.88/SF
EGI
$17.3K $10.52/SF
− OpEx
−$5.2K −$3.16/SF
NOI
$12.1K $7.37/SF
Area
Madison County, IL
Vacancy
7.69%
Lease Rate
$11.40 /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%
$242,200
Cap Rate 7%
$173,000
Cap Rate 9%
$134,556
Alternative Uses
Best Use
Multifamily LT 5
$173.0K
$151.4K – $201.8K
NOI $12,110 @ 7.0% cap · market cap 7.45%
Second Best
Apartment 5plus
$162.4K
$142.1K – $189.5K
NOI $11,368 @ 7.0% cap · market cap 7.00%
Theoretical Best
Office A
$448.1K
$392.1K – $522.8K
NOI $31,368 @ 7.0% cap · market cap 19.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
28
Businesses Nearby
Explore this area
Business Placement
Demographics for 62018, IL
3,412
Population
1,220
Households
2.8
Avg Household Size
37
Median Age
6%
College-Educated
81%
High-School Grad
3.3 sq mi
ZIP Area
1,034
Density / Sq Mi
$41,750
Median Household Income
$31,181
Median Earnings
$1,018
Median Rent
$78,400
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residences and a separate workshop provide flexible living, family, and project space on a fenced parcel.
Where is this duplex located?
The property is located at 1333 11th Street Cottage Hills, IL.
What is the asking price?
The asking price for this property is $162,500.
What are key features of this property?
This property features: Two residences: primary home with 4 bedrooms and 3 bathrooms; second home with 2 bedrooms and 1 bathroom; Separate 38' x 11' workshop with electricity, wood flooring, and garage‑style door; Fenced 0.4494‑acre parcel with parking for both residences
