Grocery and Convenience Store
For Sale
$399,500
235 E Main St, Braidwood, IL 60408
Established commercial building with beverage retail functionality, a walk-in cooler, and multiple storage areas.
Property Size2,700 SF
Price / SF$147.96
Days on Market49
Property Features for 235 E Main St
General Information
Standard status
Active
Size
2,700 SF
Amenities
walk-in cooler
storage areas
video gaming machines
Building Details
Year Built
1992
Listing Agency:
Coldwell Banker Real Estate Group
(815) 942-2705
Listed By:
Kathleen Kinzler
Source:
Bktchicago
Added: Jul 14
Changed: Aug 29
Last Checked: Aug 30 at 7:04PM
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 Real Estate Group
Investment Insights
Based on property information with market context.
This 2,700-square-foot commercial building in downtown Braidwood has operated as a beverage-focused retail business and includes a large walk-in cooler with a newer cooling system. Multiple storage areas support inventory and day-to-day operations, while video gaming machines are currently in place. The current ownership also holds gaming and liquor licenses.
Built in 1992, the property is located at 235 E Main St in Braidwood, Illinois. Its existing configuration is suited to the current retail operation, with source information also identifying potential for alternative commercial uses such as a bait shop, vape shop, laundromat, or professional office.
Built in 1992, the property is located at 235 E Main St in Braidwood, Illinois. Its existing configuration is suited to the current retail operation, with source information also identifying potential for alternative commercial uses such as a bait shop, vape shop, laundromat, or professional office.
Key Highlights
- 2,700‑square‑foot commercial and retail building
- Large walk‑in cooler with new cooling system
- Multiple storage areas included
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
$32,263
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
8.08%
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%
$645,260
$645.3K
Cap Rate 7%
$460,900
$460.9K
Cap Rate 9%
$358,478
$358.5K
Market Conditions
NOI Build-Up for 2,700 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
$46.0K $17.04/SF
− Vacancy
−$3.0K −$1.11/SF
EGI
$43.0K $15.93/SF
− OpEx
−$10.8K −$3.98/SF
NOI
$32.3K $11.95/SF
Area
Will County, IL
Vacancy
6.50%
Lease Rate
$17.04 /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%
$645,260
Cap Rate 7%
$460,900
Cap Rate 9%
$358,478
Alternative Uses
Best Use
Specialty Retail
$460.9K
$403.3K – $537.7K
NOI $32,263 @ 7.0% cap · market cap 8.08%
Second Best
Retail
$364.5K
$318.9K – $425.3K
NOI $25,515 @ 7.0% cap · market cap 6.39%
Theoretical Best
Office A
$612.4K
$535.8K – $714.4K
NOI $42,865 @ 7.0% cap · market cap 10.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
220
Businesses Nearby
46k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 47%
Dining 29%
Groceries 17%
Home Improvements & Furnishings 7%
McDonald's
Dining
8,921 visits/mo
0.4 miles
Berkot's Super Foods
Groceries
7,776 visits/mo
0.2 miles
Circle K
Shops & Services
6,213 visits/mo
0.2 miles
Casey's General Store
Shops & Services
5,581 visits/mo
0.1 miles
Dollar General
Shops & Services
5,503 visits/mo
0.1 miles
Demographics for 60408, IL
5,601
Population
2,162
Households
2.6
Avg Household Size
41
Median Age
19%
College-Educated
96%
High-School Grad
6.4 sq mi
ZIP Area
875
Density / Sq Mi
$93,914
Median Household Income
$40,805
Median Earnings
$1,089
Median Rent
$219,800
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Similar Off Market Nearby
- Berkot's Super Foods — 180 N Front St, Braidwood, IL 60408
Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Established commercial building with beverage retail functionality, a walk-in cooler, and multiple storage areas.
Where is this grocery and convenience store located?
The property is located at 235 E Main St Braidwood, IL.
What is the asking price?
The asking price for this property is $399,500.
What are key features of this property?
This property features: 2,700‑square‑foot commercial and retail building; Large walk‑in cooler with new cooling system; Multiple storage areas included
