Building Details

Year Built 1970

Listing Agency: eXp Realty

Listed By: Kayla Johnson · License #475202973 Show Phone

Source: Nations-network

Added: Sep 14 Last Checked: Sep 14 at 2:48PM

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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 eXp Realty

Investment Insights

Based on property information with market context.

This duplex package includes four units distributed across two separate parcels, which are being conveyed together in a single sale. Three units are occupied, while the remaining unit is vacant and available for leasing, showings, or owner occupancy. The property was built in 1970 and has a total property size of 1,440.

The offering is located at 207-209 Roxana Ave in South Roxana, Illinois. Both parcels are included in the transaction, providing a consolidated four-unit residential income property with a mix of occupied and available units.

Key Highlights

• Four units across two separate parcels
• Three units currently occupied
• One vacant unit suitable for leasing, showings, or owner occupancy

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

$10,608

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

3.86%

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%

$212,160 $212.2K

Cap Rate 7%

$151,543 $151.5K

Cap Rate 9%

$117,867 $117.9K

Market Conditions

NOI Build-Up for 1,440 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

$16.4K $11.40/SF

− Vacancy

−$1.3K −$0.88/SF

EGI

$15.2K $10.52/SF

− OpEx

−$4.5K −$3.16/SF

NOI

$10.6K $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%

$212,160

Cap Rate 7%

$151,543

Cap Rate 9%

$117,867

Alternative Uses

Best Use

Multifamily LT 5

$151.5K

$132.6K – $176.8K (±1% cap)

NOI $10,608 @ 7.0% cap · market cap 3.86%

Second Best

Apartment 5plus

$142.2K

$124.5K – $166.0K (±1% cap)

NOI $9,957 @ 7.0% cap · market cap 3.62%

Theoretical Best

Office A

$392.5K

$343.4K – $457.9K (±1% cap)

NOI $27,475 @ 7.0% cap · market cap 9.99%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Duplexes

Suggested Use

Top Pick Real Estate Agency HVAC Service Electrical Service Building Supply Grocery & Convenience Store Auto Repair Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

4

Residential units

Location Intelligence

Trade Area within ½ mile

99

Businesses Nearby

Explore this area Business Placement

Demographics for 62087, IL

1,887

Population

933

Households

2

Avg Household Size

37

Median Age

6%

College-Educated

86%

High-School Grad

3.5 sq mi

ZIP Area

539

Density / Sq Mi

$56,364

Median Household Income

$26,528

Median Earnings

$821

Median Rent

$87,200

Median Home Value

Market

Vacancy Rate% for Multifamily in Midwest region

6.5% 2022

7.5% 2023

7.8% 2024

8% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties What are key features of this property?

Similar For Sale Nearby

Four-Unit Duplex Package

207-209 Roxana Avenue, South Roxana, IL 62087

$275,000

1,440 SF

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Fenced Flex Space With Two Shops

300 Washington Street, South Roxana, IL 62087

$650,000

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Frequently Asked Questions

What type of property is this?

Duplex - Two parcels convey together, with three units occupied and one available for leasing or owner occupancy.

Where is this duplex located?

The property is located at 207-209 Roxana Ave South Roxana, IL.

What is the asking price?

The asking price for this property is $275,000.

What are key features of this property?

This property features: Four units across two separate parcels; Three units currently occupied; One vacant unit suitable for leasing, showings, or owner occupancy