Mixed-Use Property with
For Sale
$279,900
5807 & 5805 Adams Street Bartonville, Peoria, IL 61607
Two-building property combines leased commercial space, four apartments, and garage parking across three parcels.
Property Size2,000 SF
Price / SF$139.95
Days on Market54
Property Features for 5807 & 5805 Adams Street Bartonville
General Information
Standard status
Active
Size
2,000 SF
Total Parking Spaces
5
Zoning
C1,Multi
Units
Unit Mix
2 x 1BR, 2 x 2BR/1BA
Multifamily Units
4
Additional Details
Gross Income
$51,600
Taxes and HOA fees
Annual Taxes
$7,303
Building Details
Building Size
2,000 SF
Buildings
2
Listing Agency:
(309) 722-1612
Listed By:
Marvin Ford
(309) 722-1612
Source:
Realestatepeoria
Added: Jul 10
Changed: Aug 31
Last Checked: Aug 31 at 12:43PM
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 Marvin Ford
Investment Insights
Based on property information with market context.
This mixed-use property comprises two separate buildings situated on three parcels. The building at 5807 Adams Street includes a commercial area on the ground floor and two upstairs one-bedroom apartments. The commercial space is leased through 12/31/2027.
At 5805 Adams Street, the residential component consists of two two-bedroom, one-bath apartments with garage parking. The property is designated C1, Multi zoning and includes a total property size of 2,000. Together, the buildings provide a combination of commercial and multifamily space at a single Adams Street address.
At 5805 Adams Street, the residential component consists of two two-bedroom, one-bath apartments with garage parking. The property is designated C1, Multi zoning and includes a total property size of 2,000. Together, the buildings provide a combination of commercial and multifamily space at a single Adams Street address.
Key Highlights
- Two separate buildings positioned across 3 parcels
- 5807 Adams Street includes commercial space leased through 12/31/2027
- Two upper‑level 1‑bedroom apartments at 5807 Adams Street
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
$20,700
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
7.40%
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%
$414,000
$414.0K
Cap Rate 7%
$295,714
$295.7K
Cap Rate 9%
$230,000
$230.0K
Market Conditions
NOI Build-Up for 2,000 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
$36.0K $18.00/SF
− Vacancy
−$2.9K −$1.44/SF
EGI
$33.1K $16.56/SF
− OpEx
−$12.4K −$6.21/SF
NOI
$20.7K $10.35/SF
Area
Peoria, IL
Vacancy
8.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$414,000
Cap Rate 7%
$295,714
Cap Rate 9%
$230,000
Alternative Uses
Best Use
Apartment 5plus
$1.54M
$1.35M – $1.80M
NOI $107,881 @ 7.0% cap · market cap 38.54%
Second Best
Mixed Use
$295.7K
$258.8K – $345.0K
NOI $20,700 @ 7.0% cap · market cap 7.40%
Theoretical Best
Multifamily LT 5
$1.75M
$1.53M – $2.04M
NOI $122,471 @ 7.0% cap · market cap 43.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
193
Businesses Nearby
Explore this area
Business Placement
Demographics for 61607, IL
10,353
Population
4,887
Households
2.1
Avg Household Size
45
Median Age
25%
College-Educated
96%
High-School Grad
33.6 sq mi
ZIP Area
308
Density / Sq Mi
$75,845
Median Household Income
$51,691
Median Earnings
$1,014
Median Rent
$155,200
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?
Mixed-use property - Two-building property combines leased commercial space, four apartments, and garage parking across three parcels.
Where is this mixed-use property located?
The property is located at 5807 & 5805 Adams Street Bartonville Peoria, IL.
What is the asking price?
The asking price for this property is $279,900.
What are key features of this property?
This property features: Two separate buildings positioned across 3 parcels; 5807 Adams Street includes commercial space leased through 12/31/2027; Two upper‑level 1‑bedroom apartments at 5807 Adams Street
