Best Western Flag-Affiliated
For Sale
Contact for pricing
2105 FIRST AVE, Rock Falls, IL 61071
Best Western Rock Falls hotel for sale at 2105 1st Avenue with on-site parking and guest amenities including breakfast and fitness.
Property Size90,000 SF
Price / SF$52.78
Days on Market132
Property Features for 2105 FIRST AVE
General Information
Standard status
Active
Size
90,000 SF
Class
B
Property subtype
Retail, Hospitality
Zoning
C-3
Occupancy
60%
Investment Type
Stabilized
Net Operating Income
$350,000
Building Details
Year Built
1973
Year Renovated
2012
Buildings
1
Stories
2
Units
97
Listing Agency:
KW Commercial / Sims Commercial Real Estate Inc.
Listed By:
Michael Sims · License #471008215
(615) 961-4040
Source:
Crexi
Added: Apr 27
Changed: Sep 4
Last Checked: Sep 5 at 1:22PM
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 KW Commercial / Sims Commercial Real Estate Inc.
Investment Insights
Based on property information with market context.
Best Western Rock Falls is a for-sale, flag-affiliated hotel offering guest accommodations with modern furnishings, high-speed internet access, and functional workspaces. The property also features on-site amenities that include a complimentary breakfast area, fitness facilities, and ample parking for guests and visitors.
Located at 2105 1st Avenue in Rock Falls, the hotel is described as positioned near the intersection of regional thoroughfares, providing access to nearby communities including Sterling, Dixon, and the broader Sauk Valley region. The surrounding area includes proximity to healthcare facilities and recreational opportunities, and the Rock River is noted as a local attraction.
As presented, the hotel’s marketing and occupancy profile is supported by its Best Western Hotels & Resorts affiliation and ongoing appeal to business travelers, contractors, and leisure guests.
Located at 2105 1st Avenue in Rock Falls, the hotel is described as positioned near the intersection of regional thoroughfares, providing access to nearby communities including Sterling, Dixon, and the broader Sauk Valley region. The surrounding area includes proximity to healthcare facilities and recreational opportunities, and the Rock River is noted as a local attraction.
As presented, the hotel’s marketing and occupancy profile is supported by its Best Western Hotels & Resorts affiliation and ongoing appeal to business travelers, contractors, and leisure guests.
Key Highlights
- Best Western Rock Falls hotel at 2105 1st Avenue in Rock Falls, Illinois
- Year built: 1973
- On‑site amenities include a complimentary breakfast area, fitness facilities, and ample parking
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
$317,214
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
6.68%
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%
$6,344,280
$6.3M
Cap Rate 7%
$4,531,629
$4.5M
Cap Rate 9%
$3,524,600
$3.5M
Market Conditions
NOI Build-Up for 90,000 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
$896.4K $9.96/SF
− Vacancy
−$228.6K −$2.54/SF
EGI
$667.8K $7.42/SF
− OpEx
−$350.6K −$3.90/SF
NOI
$317.2K $3.52/SF
Area
Whiteside County, IL
Vacancy
25.50%
Lease Rate
$9.96 /SF/Yr
Expense Ratio
52.50%
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%
$6,344,280
Cap Rate 7%
$4,531,629
Cap Rate 9%
$3,524,600
Alternative Uses
Best Use
Hotel Hospitality
$4.53M
$3.97M – $5.29M
NOI $317,214 @ 7.0% cap · market cap 6.68%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$16.84M
$14.73M – $19.64M
NOI $1,178,550 @ 7.0% cap · market cap 24.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
192
Businesses Nearby
Explore this area
Business Placement
Demographics for 61071, IL
13,389
Population
6,612
Households
2
Avg Household Size
45
Median Age
17%
College-Educated
90%
High-School Grad
72.5 sq mi
ZIP Area
185
Density / Sq Mi
$57,909
Median Household Income
$40,698
Median Earnings
$752
Median Rent
$104,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - Best Western Rock Falls hotel for sale at 2105 1st Avenue with on-site parking and guest amenities including breakfast and fitness.
Where is this hotel located?
The property is located at 2105 FIRST AVE Rock Falls, IL.
What is the asking price?
The asking price for this property is $4,750,000.
What are key features of this property?
This property features: Best Western Rock Falls hotel at 2105 1st Avenue in Rock Falls, Illinois; Year built: 1973; On‑site amenities include a complimentary breakfast area, fitness facilities, and ample parking
