Restaurant and Office
For Sale
$1,025,000
140 N Main Street Edwardsville, Edwardsville, IL 62025
Downtown Edwardsville building offers a bar and patio with office space on the second and third floors.
Property Size5,720 SF
Price / SF$179.20
Days on Market29
Property Features for 140 N Main Street Edwardsville
General Information
Standard status
Active
Size
5,720 SF
Zoning
B1A
Taxes and HOA fees
Annual Taxes
$8,050
Building Details
Building Size
5,720 SF
Buildings
1
Stories
3
Listing Agency:
(309) 722-1612
Listed By:
Carol Wenger
(309) 722-1612
Source:
Realestatepeoria
Added: Jul 13
Changed: Aug 9
Last Checked: Aug 9 at 9:25PM
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 Carol Wenger
Investment Insights
Based on property information with market context.
This multi-level commercial building combines food and drink space with office units. The first floor includes an updated sitting area, bar, and a back patio, along with access to the upper floors via a unique iron stair case. The second floor is configured as office space, and the third floor includes a private lounge or efficiency resting area.
Located in downtown Edwardsville, the property is described as being steps from the courthouse, with parking available on the side of the building and at the rear. The building is described as very well maintained.
The layout supports mixed-use functionality, with street-level bar and patio space complemented by office space above.
Located in downtown Edwardsville, the property is described as being steps from the courthouse, with parking available on the side of the building and at the rear. The building is described as very well maintained.
The layout supports mixed-use functionality, with street-level bar and patio space complemented by office space above.
Key Highlights
- Downtown Edwardsville commercial building with a bar and updated sitting area
- Includes a back patio with a unique iron staircase for access to the 2nd and 3rd floors
- Second‑floor office space could provide additional income for the owner
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
$90,605
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
8.84%
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%
$1,812,100
$1.8M
Cap Rate 7%
$1,294,357
$1.3M
Cap Rate 9%
$1,006,722
$1.0M
Market Conditions
NOI Build-Up for 5,720 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
$137.3K $24.00/SF
− Vacancy
−$16.5K −$2.88/SF
EGI
$120.8K $21.12/SF
− OpEx
−$30.2K −$5.28/SF
NOI
$90.6K $15.84/SF
Area
Madison County, IL
Vacancy
12.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,812,100
Cap Rate 7%
$1,294,357
Cap Rate 9%
$1,006,722
Alternative Uses
Best Use
Office B
$1.29M
$1.13M – $1.51M
NOI $90,605 @ 7.0% cap · market cap 8.84%
Second Best
Specialty Retail
$969.1K
$848.0K – $1.13M
NOI $67,838 @ 7.0% cap · market cap 6.62%
Theoretical Best
Office A
$1.56M
$1.36M – $1.82M
NOI $109,138 @ 7.0% cap · market cap 10.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,040
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 62025, IL
35,229
Population
14,347
Households
2.5
Avg Household Size
36
Median Age
53%
College-Educated
97%
High-School Grad
112.2 sq mi
ZIP Area
314
Density / Sq Mi
$103,300
Median Household Income
$54,529
Median Earnings
$1,215
Median Rent
$295,700
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Mossy Stone Irish Pub — 871 S Arbor Vitae, Edwardsville, IL 62025
- Epic Brews — 1001 Enclave Blvd Suite G, Edwardsville, IL 62025
- Reine — 921 S Arbor Vitae, Edwardsville, IL 62025
- On the Hill Golf Course and Lounge - Legion Post #199 — 58 IL-157, Edwardsville, IL 62025
- Circle K — 629 W Schwarz St, Edwardsville, IL 62025
Frequently Asked Questions
What type of property is this?
Bar & Pub - Downtown Edwardsville building offers a bar and patio with office space on the second and third floors.
Where is this bar & pub located?
The property is located at 140 N Main Street Edwardsville Edwardsville, IL.
What is the asking price?
The asking price for this property is $1,025,000.
What are key features of this property?
This property features: Downtown Edwardsville commercial building with a bar and updated sitting area; Includes a back patio with a unique iron staircase for access to the 2nd and 3rd floors; Second‑floor office space could provide additional income for the owner
