Brick Triplex With Central
New
For Sale
$350,000
25 Blackburn Manor, Millstadt, IL 62260
MULTI_FAMILY - Other - Millstadt, IL
Property Size1,256 SF
Lot Size0.26 Acres
Price / SF$278.66
Days on Market2
Property Features for 25 Blackburn Manor
General Information
Property type
Residential Multi Family
Property subtype
Other
Rooms
Basement
Parking features
Parking Lot
Basement
Crawl Space
Subdivision
Evergreen Manor
Elementary school
MILLSTADT DIST 160
Middle school
MILLSTADT DIST 160
High school
Belleville High School-West
Elementary school district
Millstadt DIST 160
Middle school district
Millstadt DIST 160
High school district
Millstadt DIST 160
Directions
GPS FRIENDLY
Standard status
Active
APN
12-09.0-221-008
Size
1,256 SF
Lot size
0.26 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
EVERGREEN MANOR LOT/SEC-2 LT 2 A02714250
Tax Annual Amount
4362
Legal Description
EVERGREEN MANOR LOT/SEC-2 LT 2 A02714250
Utilities
Heating system
Forced Air
Cooling system
Ceiling Fan(s), Central Air
Water source
Public
Building Details
Year built
1979
Floors in Building
2
Building materials
Brick
Architectural style
Other
Listing Agency:
Century 21 Advantage · Century 21 Real Estate
(618) 281-7621
Listed By:
Robert Knysak · License #475170786
(618) 281-7621
Added: Aug 11
Changed: Aug 12
Last Checked: Aug 12 at 10:06AM
MLS# 26000462
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 three-unit multifamily property in Millstadt, Illinois, was built in 1979 and contains 1,256 square feet. The building is constructed of brick and includes a basement, forced-air heating, central air conditioning, ceiling fans, and public water service. A parking lot provides on-site parking for the property.
The property is located at 25 Blackburn Manor in Millstadt, within St. Clair County. It is offered for sale in as-is condition and is configured as a triplex with three residential units.
The property is located at 25 Blackburn Manor in Millstadt, within St. Clair County. It is offered for sale in as-is condition and is configured as a triplex with three residential units.
Key Highlights
- Three‑unit multifamily property with 1,256 square feet
- Brick construction with 1979 build date
- Central air conditioning and forced‑air heating
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
$10,358
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
2.96%
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%
$207,160
$207.2K
Cap Rate 7%
$147,971
$148.0K
Cap Rate 9%
$115,089
$115.1K
Market Conditions
NOI Build-Up for 1,256 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
$15.8K $12.60/SF
− Vacancy
−$1.0K −$0.82/SF
EGI
$14.8K $11.78/SF
− OpEx
−$4.4K −$3.53/SF
NOI
$10.4K $8.25/SF
Area
St. Clair County, IL
Vacancy
6.50%
Lease Rate
$12.60 /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%
$207,160
Cap Rate 7%
$147,971
Cap Rate 9%
$115,089
Alternative Uses
Best Use
Multifamily LT 5
$148.0K
$129.5K – $172.6K
NOI $10,358 @ 7.0% cap · market cap 2.96%
Second Best
Apartment 5plus
$133.3K
$116.6K – $155.5K
NOI $9,331 @ 7.0% cap · market cap 2.67%
Theoretical Best
Office A
$297.3K
$260.2K – $346.9K
NOI $20,814 @ 7.0% cap · market cap 5.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
147
Businesses Nearby
Explore this area
Business Placement
Demographics for 62260, IL
7,162
Population
2,863
Households
2.5
Avg Household Size
46
Median Age
31%
College-Educated
98%
High-School Grad
43.9 sq mi
ZIP Area
163
Density / Sq Mi
$93,929
Median Household Income
$52,766
Median Earnings
$1,000
Median Rent
$229,600
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?
Triplex - Three-unit multifamily property with a parking lot, public water service, and a basement.
Where is this triplex located?
The property is located at 25 Blackburn Manor Millstadt, IL.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Three‑unit multifamily property with 1,256 square feet; Brick construction with 1979 build date; Central air conditioning and forced‑air heating
