Four-Unit Duplex
New
For Sale
$275,000
207-209 Roxana Avenue, South Roxana, IL 62087
Residential Income, South Roxana, IL
Property Size1,440 SF
Lot Size0.14 Acres
Price / SF$190.97
Days on Market1
Property Features for 207-209 Roxana Avenue
General Information
Property type
Residential Multi Family
Property subtype
Single Family Residence
Subdivision
Soth Roxana
Elementary school
ROXANA DIST 1
Middle school
ROXANA DIST 1
High school
Roxana
Elementary school district
Roxana DIST 1
Middle school district
Roxana DIST 1
High school district
Roxana DIST 1
Standard status
Active
APN
18-2-14-02-07-207-014
Size
1,440 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
1579
Utilities
Utilities
Cable Available
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1970
Building materials
Brick Veneer, Vinyl Siding
Architectural style
Ranch
Listing Agency:
eXp Realty
(618) 616-9505
Listed By:
Kayla Johnson · License #475202973
(888) 574-9405
Added: Aug 26
Last Checked: Aug 26 at 9:06AM
MLS# 26053958
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 residential income property includes four units arranged across two separate parcels, which are being conveyed together. Three units are occupied, while the remaining unit is vacant and may accommodate a new tenant, showings, or owner occupancy. The property is a ranch-style building constructed in 1970, with brick veneer and vinyl siding exterior materials.
The combined parcel area is 0.1435 acres, and the property size is 1,440 square feet. Building systems include forced-air heating and central air conditioning, with public water service and cable availability. The property is located at 207-209 Roxana Avenue in South Roxana, Illinois 62087.
The combined parcel area is 0.1435 acres, and the property size is 1,440 square feet. Building systems include forced-air heating and central air conditioning, with public water service and cable availability. The property is located at 207-209 Roxana Avenue in South Roxana, Illinois 62087.
Key Highlights
- Four units across two separate parcels sold together as one package
- Three units occupied; one unit is vacant
- 1,440 square feet of property size
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
$10,608
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
3.86%
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%
$212,160
$212.2K
Cap Rate 7%
$151,543
$151.5K
Cap Rate 9%
$117,867
$117.9K
Market Conditions
NOI Build-Up for 1,440 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
$16.4K $11.40/SF
− Vacancy
−$1.3K −$0.88/SF
EGI
$15.2K $10.52/SF
− OpEx
−$4.5K −$3.16/SF
NOI
$10.6K $7.37/SF
Area
Madison County, IL
Vacancy
7.69%
Lease Rate
$11.40 /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%
$212,160
Cap Rate 7%
$151,543
Cap Rate 9%
$117,867
Alternative Uses
Best Use
Multifamily LT 5
$151.5K
$132.6K – $176.8K
NOI $10,608 @ 7.0% cap · market cap 3.86%
Second Best
Apartment 5plus
$142.2K
$124.5K – $166.0K
NOI $9,957 @ 7.0% cap · market cap 3.62%
Theoretical Best
Office A
$392.5K
$343.4K – $457.9K
NOI $27,475 @ 7.0% cap · market cap 9.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
99
Businesses Nearby
Explore this area
Business Placement
Demographics for 62087, IL
1,887
Population
933
Households
2
Avg Household Size
37
Median Age
6%
College-Educated
86%
High-School Grad
3.5 sq mi
ZIP Area
539
Density / Sq Mi
$56,364
Median Household Income
$26,528
Median Earnings
$821
Median Rent
$87,200
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 - Two parcels combine a ranch-style residential income property with three occupied units and one unit available for leasing or occupancy.
Where is this duplex located?
The property is located at 207-209 Roxana Avenue South Roxana, IL.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Four units across two separate parcels sold together as one package; Three units occupied; one unit is vacant; 1,440 square feet of property size
