Retail
New
For Sale
$950,000
1845 Vaughn Rd, Wood River, IL 62095
Located along Illinois Route 111 with immediate access to Illinois Route 255.
Property Size2,915 SF
Days on Market2
Property Features for 1845 Vaughn Rd
General Information
Standard status
Active
Size
2,915 SF
Property subtype
Retail - Freestanding
Additional Details
Highway Access
Yes
Building Details
Building Size
2,915 SF
Year Built
2009
Year Renovated
2024
Abandoned
No
Listing Agency:
Encore Real Estate Investment Services
(248) 970-2648
Listed By:
Nick Yaldo · License #6501447447
Source:
Commercialcafe
Added: Aug 10
Changed: Aug 11
Last Checked: Aug 11 at 6:59AM
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 Encore Real Estate Investment Services
Investment Insights
Based on property information with market context.
This retail property was built in 2009 and occupies a commercial corridor along Vaughn Road in Wood River. Its location provides direct access to Illinois Route 255 and connectivity across Madison County, with Downtown St. Louis approximately 20 minutes away.
The surrounding retail corridor includes Walmart Supercenter, Aldi, Walgreens, AutoZone, O’Reilly Auto Parts, Dollar Tree, McDonald’s, Taco Bell, and Steak ’n Shake. The broader trade area serves Wood River, East Alton, Roxana, Bethalto, Hartford, Alton, and Edwardsville. Regional employment is supported by industrial, manufacturing, logistics, energy, healthcare, distribution, and other employers throughout Madison County, including the Phillips 66 Wood River Refinery, Olin Corporation, American Water, OSF HealthCare, and Alton Memorial Hospital.
The surrounding retail corridor includes Walmart Supercenter, Aldi, Walgreens, AutoZone, O’Reilly Auto Parts, Dollar Tree, McDonald’s, Taco Bell, and Steak ’n Shake. The broader trade area serves Wood River, East Alton, Roxana, Bethalto, Hartford, Alton, and Edwardsville. Regional employment is supported by industrial, manufacturing, logistics, energy, healthcare, distribution, and other employers throughout Madison County, including the Phillips 66 Wood River Refinery, Olin Corporation, American Water, OSF HealthCare, and Alton Memorial Hospital.
Key Highlights
- Built in 2009
- Located along Vaughn Road, also designated Illinois Route 111
- Immediate access to Illinois Route 255
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
$35,774
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
3.77%
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%
$715,480
$715.5K
Cap Rate 7%
$511,057
$511.1K
Cap Rate 9%
$397,489
$397.5K
Market Conditions
NOI Build-Up for 2,915 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
$52.5K $18.00/SF
− Vacancy
−$1.4K −$0.47/SF
EGI
$51.1K $17.53/SF
− OpEx
−$15.3K −$5.26/SF
NOI
$35.8K $12.27/SF
Area
Madison County, IL
Vacancy
2.60%
Lease Rate
$18.00 /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%
$715,480
Cap Rate 7%
$511,057
Cap Rate 9%
$397,489
Alternative Uses
Best Use
Retail
$511.1K
$447.2K – $596.2K
NOI $35,774 @ 7.0% cap · market cap 3.77%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$794.5K
$695.2K – $927.0K
NOI $55,618 @ 7.0% cap · market cap 5.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
342
Businesses Nearby
267k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 35%
Superstores 32%
Shops & Services 21%
Groceries 7%
Walmart
Superstores
85,568 visits/mo
0.3 miles
Dollar Tree
Shops & Services
23,311 visits/mo
0.3 miles
McDonald's
Dining
22,751 visits/mo
0.4 miles
Aldi
Groceries
17,455 visits/mo
0.2 miles
Five Below
Shops & Services
14,968 visits/mo
0.4 miles
Demographics for 62095, IL
11,060
Population
5,186
Households
2.1
Avg Household Size
40
Median Age
16%
College-Educated
94%
High-School Grad
7.1 sq mi
ZIP Area
1,558
Density / Sq Mi
$66,641
Median Household Income
$41,932
Median Earnings
$919
Median Rent
$106,700
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?
Retail space - Located along Illinois Route 111 with immediate access to Illinois Route 255.
Where is this retail space located?
The property is located at 1845 Vaughn Rd Wood River, IL.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Built in 2009; Located along Vaughn Road, also designated Illinois Route 111; Immediate access to Illinois Route 255
