Flex Building with Loading
For Sale
$900,000
201 W High Street, Edwardsville, IL 62025
B-2-zoned commercial building combines office, warehouse, receiving, and storage areas within a flexible downtown Edwardsville layout.
Property Size17,056 SF
Price / SF$52.94
Days on Market179
Property Features for 201 W High Street
General Information
Standard status
Active
Size
17,056 SF
Property subtype
Commercial
Zoning
B-2
Taxes and HOA fees
Annual Taxes
$7,768
Amenities
dedicated office space
expansive warehouse area
loading dock
two overhead doors and receiving area
8 storage-unit style spaces
Building Details
Building Size
17,056 SF
Year Built
1940
Buildings
1
Listing Agency:
Coldwell Banker Brown Realtors
(618) 779-0204
Listed By:
Angela Zangori · License #475.211647
(618) 779-0204
Source:
Century21laclede
Added: Mar 3
Changed: Aug 29
Last Checked: Aug 29 at 2:19PM
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 Coldwell Banker Brown Realtors
Investment Insights
Based on property information with market context.
This 17,000+ SF flex property, built in 1940, brings several operational components together under one roof. The layout includes dedicated office space, a warehouse area, a receiving section, a loading dock, and two overhead doors. Eight storage-unit-style spaces are also part of the building configuration.
Located at 201 W High Street in downtown Edwardsville, the property carries B-2 zoning. Its existing arrangement has accommodated lumber, kitchen, retail, showroom, warehouse, distribution, light industrial, and mixed-use concepts, giving the building a broad range of documented commercial applications.
Located at 201 W High Street in downtown Edwardsville, the property carries B-2 zoning. Its existing arrangement has accommodated lumber, kitchen, retail, showroom, warehouse, distribution, light industrial, and mixed-use concepts, giving the building a broad range of documented commercial applications.
Key Highlights
- 17,000+ SF commercial flex property built in 1940
- B‑2 zoning at 201 W High Street in downtown Edwardsville
- Warehouse area with receiving space and loading dock
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
$70,239
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
7.80%
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%
$1,404,780
$1.4M
Cap Rate 7%
$1,003,414
$1.0M
Cap Rate 9%
$780,433
$780.4K
Market Conditions
NOI Build-Up for 17,000 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
$103.0K $6.06/SF
− Vacancy
−$2.7K −$0.16/SF
EGI
$100.3K $5.90/SF
− OpEx
−$30.1K −$1.77/SF
NOI
$70.2K $4.13/SF
Area
Madison County, IL
Vacancy
2.60%
Lease Rate
$6.06 /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%
$1,404,780
Cap Rate 7%
$1,003,414
Cap Rate 9%
$780,433
Alternative Uses
Best Use
Retail
$2.98M
$2.61M – $3.48M
NOI $208,631 @ 7.0% cap · market cap 23.18%
Second Best
Warehouse
$1.22M
$1.07M – $1.42M
NOI $85,290 @ 7.0% cap · market cap 9.48%
Theoretical Best
Office A
$4.63M
$4.05M – $5.41M
NOI $324,360 @ 7.0% cap · market cap 36.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,015
Businesses Nearby
Balanced
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 Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Flex space - B-2-zoned commercial building combines office, warehouse, receiving, and storage areas within a flexible downtown Edwardsville layout.
Where is this flex space located?
The property is located at 201 W High Street Edwardsville, IL.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: 17,000+ SF commercial flex property built in 1940; B‑2 zoning at 201 W High Street in downtown Edwardsville; Warehouse area with receiving space and loading dock
