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    Turn-Key Commercial Investment Property Title is generated by Realmo AI

    1926 W Main Street, Belleville, IL 62226

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    For Sale
    $444,000

    Retail - Belleville, IL

    Type:Retail
    Property size:
    8,708 SF
    Lot size:
    0.20 Acres
    Price / SF:
    $50/SF
    Added:
    May 19, 2026
    Days on Market:
    3
    Last Refresh:
    May 21 at 7:06 pm

    Property Features for 1926 W Main Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Retail
    Parking features
    Open, Parking Lot, Paved or Surfaced
    Standard status
    Active
    APN
    08-20.0-402-003
    Size
    8,708 SF
    Lot size
    0.20 Acres

    Taxes and HOA fees

    Tax Year
    2023
    Tax Annual Amount
    6176

    Utilities

    Heating system
    Electric (Heating), Forced Air, Natural Gas, Varies by Unit (Heating)
    Cooling system
    Central Air, Electric

    Building Details

    Year built
    1877
    Building materials
    Block, Brick, Concrete, Wood Siding
    Architectural style
    Other

    We can help!

    Listing Contact
    Sean Goding

    Listing agent Sean Goding License #475.206963

    Listing office RE/MAX Results Realty 216 W Sand Bank Rd Ste 7, Saint Louis, IL

    Listing date May 19, 2026

    MLS# 26023193 Listing URL

    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.

    HighLights

    • Turn‑key commercial investment property in a high‑traffic downtown location.
    • In‑place monthly lease income from existing restaurant and apartment tenants.
    • 1,800 sq ft of unfinished 1st floor space framed out with partial HVAC, electric, and plumbing, ready for additional business.
    • Solid brick building with recent updates including a new A/C unit and white reflective fiber and shingle roof(s).
    • On‑site paved, lighted parking lot with 8 spaces.
    • Located near Belleville Crossings Shopping Center, SW IL Justice & Workforce Development Campus, and IL State Police Crime Lab.

    Overview

    This turn-key commercial investment property is located in downtown Belleville, IL, at 1926 West Main Street. The solid brick building is impeccably clean, featuring a full basement and a second-floor tenant apartment. The property benefits from a paved, lighted parking lot with 8 spaces. Recent upgrades include a new building A/C unit and a white reflective fiber and shingle roof installed within the last 3 years. Situated on a corner lot along a main thoroughfare, the property offers good visibility and a high daily traffic count of 4700 vehicles per day. The location is near the Belleville Crossings Shopping Center, the new SW IL Justice & Workforce Development Campus, and the IL State Police Crime Lab. Half of the 1st floor is currently leased to a Mexican restaurant, providing in-place monthly lease income. The remaining 1,800-square-foot portion of the 1st floor has been framed out for an additional business, with partial HVAC, electric, and plumbing installed. This space is ideal for generating income from retail, slots, or a bar & grill. The 2nd floor features two 986-square-foot apartments, one of which is currently leased and provides additional rental income. The property is located in a city, downtown, corner location with high traffic. The property size is 8708 square feet and the lot size is 0.2 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    C and C Food ... Restaurant Casa Maria Grab ... Restaurant

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Belleville
    County
    St. Clair
    State
    Illinois
    Longitude
    -90.0065
    Latitude
    38.519686

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    FAQs

    What type of property is this?
    Retail property - Commercial property in downtown Belleville with income and development potential.
    Where is this retail property located?
    The property is located at 1926 W Main Street Belleville, IL.
    What is the asking price?
    The asking price for this property is $444,000.
    What are key features of this property?
    This property features: Turn‑key commercial investment property in a high‑traffic downtown location.; In‑place monthly lease income from existing restaurant and apartment tenants.; **1,800 sq ft of unfinished 1st floor space framed out with partial HVAC, electric, and plumbing, ready for additional business**.
    (618) 530-8438
    We can help!
    Listing Contact
    Sean Goding
    Real Estate License ID: 475.206963
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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