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    Historic Downtown Macomb Commercial Building Title is generated by Realmo AI

    20 W SIDE Square, Macomb, IL 61455

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    For Sale
    $180,000

    COMMERCIAL - Macomb, IL

    Property size:
    1,480 SF
    Price / SF:
    $121/SF
    Added:
    Oct 17, 2025
    Days on Market:
    215
    Last Refresh:
    May 19 at 5:06 am

    Property Features for 20 W SIDE Square

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    COMMERCIAL
    Standard status
    Active
    APN
    11-100-210-00
    Size
    1,480 SF

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    SUBLOT 8 LOTS 11 & 12 BLK 19 OLD TOWN
    Tax Annual Amount
    4032

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Natural Gas

    Building Details

    Floors in Building
    2
    Flooring type
    Wood
    Building materials
    Brick
    Roof type
    Membrane

    We can help!

    Listing Contact
    Steve Silberer

    Listing agent Steve Silberer License #471004172

    Listing office C21 Purdum-Epperson Inc 119 N Randolph, Macomb, IL

    Listing date Oct 17, 2025

    MLS# PA1261665

    Copyright © 2026 RMLS Alliance. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • New roof (April 2024) and almost all new windows (2025).
    • Located in Historic Downtown Macomb, IL.
    • Upper level gutted and ready for renovation into apartments or office space (over 1000 sq ft in front).
    • Main level storefront with over 1000 sq ft, tall ceilings, original tin ceiling, large front windows, and unfinished basement.
    • Finished office/retail space currently rented at $400/month until Jan 2027.
    • Additional unfinished space on the main level (over 480 sq ft) suitable for office or retail.

    Overview

    Located in historic downtown Macomb, Illinois, this commercial building offers multiple potential uses. The main level features a storefront with over 1000 square feet, tall ceilings, original tin ceiling, large front display windows, a half bath, and an unfinished basement area suitable for retail or office space. An additional unfinished space on the main level provides over 480 square feet, ideal for an office area or small retail space. At the back of the building, a finished office/retail space includes a half bath, small storage closet, and a large window. This space is currently rented for $400 per month, with the lease ending in January 2027. The upper level has been gutted and is ready for renovation into apartments or office space. The front part of the upper level offers over 1000 square feet with large windows providing views of downtown, while the back part also features large windows with views. The building has a new roof as of April 2024, and almost all new windows in 2025.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Storefront properties

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Macomb
    County
    McDonough
    State
    Illinois
    Longitude
    -90.6718385
    Latitude
    40.4588776

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    FAQs

    What type of property is this?
    Mixed-use property - Mixed-use building in historic downtown Macomb, Illinois.
    Where is this mixed-use property located?
    The property is located at 20 W SIDE Square Macomb, IL.
    What is the asking price?
    The asking price for this property is $180,000.
    What are key features of this property?
    This property features: New roof (April 2024) and almost all new windows (2025).; Located in Historic Downtown Macomb, IL.; Upper level gutted and ready for renovation into apartments or office space (over 1000 sq ft in front).
    (309) 255-3968
    We can help!
    Listing Contact
    Steve Silberer
    Real Estate License ID: 471004172
    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.

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