Flexible Commercial Flex
For Sale
$900,000
201 W High Street, Edwardsville, IL 62025
Commercial Sale, Edwardsville, IL
Property Size17,000 SF
Lot Size0.61 Acres
Price / SF$52.94
Days on Market83
Property Features for 201 W High Street
General Information
Property type
Commercial Sale
Property subtype
Other
Appliances
Dishwasher, Microwave, Range, Refrigerator
Subdivision
Not in a Subdivision
Standard status
Active
APN
14-2-15-11-10-102-038
Lot size
0.61 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
7768
Utilities
Heating system
Natural Gas, Forced Air, Baseboard, Zoned
Cooling system
Electric, Window Unit(s), Central Air, Zoned
Water source
Public
Amenities
Dedicated office space
Expansive warehouse area
Loading dock
two overhead doors
receiving area
8 storage-unit style spaces
Building Details
Year built
1940
Flooring type
Carpet, Tile - Ceramic, Vinyl, Wood, Concrete
Building materials
Frame, Metal Siding
Listing Agency:
Coldwell Banker Brown Realtors · Coldwell Banker Real Estate
(618) 656-2278
Listed By:
Angela Zangori · License #475.211647
(618) 692-7290
Added: Jun 17
Changed: Sep 4
Last Checked: Sep 7 at 2:06PM
MLS# 26011874
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.
Investment Insights
Based on property information with market context.
This 17,000+ square foot flex property occupies a 0.61-acre site and was built in 1940. The B-2-zoned building includes dedicated offices, a large warehouse area, a receiving zone, loading dock, two overhead doors, and eight storage-unit style spaces. Construction includes frame and metal siding, with concrete, wood, vinyl, tile, and carpet flooring across the property. Heating includes natural gas, forced air, baseboard, and zoned systems, while cooling is provided through central air, electric, window units, and zoned systems.
Located at 201 W High Street in downtown Edwardsville, the property has public water service and previously accommodated a lumber company and Kitchenland. Its combination of office, warehouse, receiving, and storage areas supports a range of commercial layouts within one building.
Located at 201 W High Street in downtown Edwardsville, the property has public water service and previously accommodated a lumber company and Kitchenland. Its combination of office, warehouse, receiving, and storage areas supports a range of commercial layouts within one building.
Key Highlights
- 17,000+ square foot commercial building on a 0.61‑acre site
- B‑2 zoning in downtown Edwardsville
- Dedicated office area and expansive warehouse space
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
954
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.
Similar Off Market Nearby
- Bella Catering — NO Nelson - N7, 7 600 Troy Rd, Edwardsville, IL 62025
- Kitchen Scratch Catering — 600 Troy Rd, Edwardsville, IL 62025
- Clean Eatz — 316 S Buchanan St, Edwardsville, IL 62025
Frequently Asked Questions
What type of property is this?
Flex space - B-2-zoned commercial property combines offices, warehouse space, loading access, and storage-unit style areas.
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+ square foot commercial building on a 0.61‑acre site; B‑2 zoning in downtown Edwardsville; Dedicated office area and expansive warehouse space
