Professional Office
For Sale
Contact for pricing
224 South Main Street, Edwardsville, IL 62025
Functional office layout with dedicated off-street parking at 224 S. Main Street.
Property Size1,736 SF
Price / SF$244.82
Days on Market52
Property Features for 224 South Main Street
General Information
Standard status
Active
Size
1,736 SF
Total Parking Spaces
10
Property subtype
Retail, Office
Zoning
B-2
Additional Details
Highway Access
Yes
Building Details
Year Built
1980
Buildings
1
Units
1
Listing Agency:
Barbermurphy Group
Listed By:
Carter Marteeny, CCIM · License #IL 475188628
(618) 304-3917
Source:
Crexi
Added: Jul 20
Changed: Sep 7
Last Checked: Sep 8 at 7:20AM
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 Barbermurphy Group
Investment Insights
Based on property information with market context.
Located along the South Main Street corridor, 224 S. Main Street presents a 1,736 SF professional office building with a functional office layout. The property includes dedicated off-street parking, an added convenience for both employees and clients.
The building is positioned in the heart of Edwardsville and surrounded by established businesses and restaurants as well as residential neighborhoods. The central setting supports easy access to Downtown Edwardsville, Southern Illinois University Edwardsville (SIUE), Illinois Route 157, and Interstate 270.
The property is offered for sale and can work well for an owner-user or investor seeking a quality office asset in a well-established commercial area.
The building is positioned in the heart of Edwardsville and surrounded by established businesses and restaurants as well as residential neighborhoods. The central setting supports easy access to Downtown Edwardsville, Southern Illinois University Edwardsville (SIUE), Illinois Route 157, and Interstate 270.
The property is offered for sale and can work well for an owner-user or investor seeking a quality office asset in a well-established commercial area.
Key Highlights
- 1,736 SF professional office building built in 1980
- Functional office layout
- Dedicated off‑street 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
$27,498
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
6.47%
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%
$549,960
$550.0K
Cap Rate 7%
$392,829
$392.8K
Cap Rate 9%
$305,533
$305.5K
Market Conditions
NOI Build-Up for 1,736 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
$41.7K $24.00/SF
− Vacancy
−$5.0K −$2.88/SF
EGI
$36.7K $21.12/SF
− OpEx
−$9.2K −$5.28/SF
NOI
$27.5K $15.84/SF
Area
Madison County, IL
Vacancy
12.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
25.00%
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%
$549,960
Cap Rate 7%
$392,829
Cap Rate 9%
$305,533
Alternative Uses
Best Use
Office B
$392.8K
$343.7K – $458.3K
NOI $27,498 @ 7.0% cap · market cap 6.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$473.2K
$414.0K – $552.1K
NOI $33,123 @ 7.0% cap · market cap 7.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,053
Businesses Nearby
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Functional office layout with dedicated off-street parking at 224 S. Main Street.
Where is this office building located?
The property is located at 224 South Main Street Edwardsville, IL.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 1,736 SF professional office building built in 1980; Functional office layout; Dedicated off‑street parking
