Duplex with Finished
New
For Sale
$249,000
20-22 Carol Dr, Collinsville, IL 62234
Both residences are occupied and include kitchen appliances plus washer and dryer hookups.
Property Size3,160 SF
Price / SF$78.80
Days on Market7
Property Features for 20-22 Carol Dr
General Information
Standard status
Active
Size
3,160 SF
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
2 x 2BR
Multifamily Units
2
Additional Details
Average Monthly Rent
$1,000
Amenities
finished basement
off street parking
range
refrigerator
dishwasher
washer and dryer hookups
Building Details
Year Built
1979
Buildings
1
Construction
garden-style
Listing Agency:
Hartmann Realtors, Inc
Listed By:
Doug Hartmann, Jr · License #471000352
(618) 570-0629
Source:
Nations-network
Added: Sep 28
Last Checked: Oct 4 at 12:33PM
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 Hartmann Realtors, Inc
Investment Insights
Based on property information with market context.
This 3,160-square-foot duplex in Collinsville contains two garden-style residences, each with two bedrooms. Both units have finished basements with an additional nonconforming bedroom, and each includes a range, refrigerator, and dishwasher. Washer and dryer hookups are located downstairs. Residents pay their own utilities, and off-street parking is available. The property was built in 1979.
Key Highlights
- Two occupied garden‑style units, each with 2 bedrooms
- 3,160 square feet; built in 1979
- Finished basement in each unit, with a nonconforming bedroom
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
$21,850
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
8.78%
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%
$437,000
$437.0K
Cap Rate 7%
$312,143
$312.1K
Cap Rate 9%
$242,778
$242.8K
Market Conditions
NOI Build-Up for 3,160 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
$43.2K $13.68/SF
− Vacancy
−$3.5K −$1.11/SF
EGI
$39.7K $12.57/SF
− OpEx
−$17.9K −$5.66/SF
NOI
$21.8K $6.91/SF
Area
Madison County, IL
Vacancy
8.10%
Lease Rate
$13.68 /SF/Yr
Expense Ratio
45.00%
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%
$437,000
Cap Rate 7%
$312,143
Cap Rate 9%
$242,778
Alternative Uses
Best Use
Multifamily LT 5
$332.5K
$291.0K – $388.0K
NOI $23,278 @ 7.0% cap · market cap 9.35%
Second Best
Apartment 5plus
$312.1K
$273.1K – $364.2K
NOI $21,850 @ 7.0% cap · market cap 8.78%
Theoretical Best
Office A
$861.3K
$753.7K – $1.00M
NOI $60,293 @ 7.0% cap · market cap 24.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
238
Businesses Nearby
Explore this area
Business Placement
Demographics for 62234, IL
31,843
Population
14,947
Households
2.1
Avg Household Size
40
Median Age
27%
College-Educated
92%
High-School Grad
37.3 sq mi
ZIP Area
854
Density / Sq Mi
$66,437
Median Household Income
$41,710
Median Earnings
$995
Median Rent
$162,000
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?
Duplex - Both residences are occupied and include kitchen appliances plus washer and dryer hookups.
Where is this duplex located?
The property is located at 20-22 Carol Dr Collinsville, IL.
What is the asking price?
The asking price for this property is $249,000.
What are key features of this property?
This property features: Two occupied garden‑style units, each with 2 bedrooms; 3,160 square feet; built in 1979; Finished basement in each unit, with a nonconforming bedroom
