Remodeled Brick Office
For Sale
$525,000
2806 Godfrey Road, Godfrey, IL 62035
Two-level office layout with reception, four private offices, a kitchen, storage, and on-site parking.
Property Size2,128 SF
Price / SF$262.50
Days on Market26
Property Features for 2806 Godfrey Road
General Information
Standard status
Active
Size
2,128 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$2,217
Building Details
Building Size
2,128 SF
Year Built
1940
Buildings
1
Stories
1
Construction
brick
Listing Agency:
Landmark Realty
(618) 971-6655
Listed By:
Jeffrey Harman
(618) 971-6655
Source:
Exit2newbeginningz
Added: Jul 30
Changed: Aug 23
Last Checked: Aug 23 at 7:17AM
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 Landmark Realty
Investment Insights
Based on property information with market context.
This remodeled brick office property provides approximately 2,000 square feet across a main level and lower level. The main floor includes a reception area, four separate office rooms, and a bathroom. Downstairs, the layout adds a new kitchen, bonus area, and storage space, creating useful support space within the building.
The property is located at 2806 Godfrey Rd in Godfrey, Illinois, with ample parking on site. Its office configuration and combination of front-of-house, workspace, kitchen, and storage areas support a range of professional office operations.
The property is located at 2806 Godfrey Rd in Godfrey, Illinois, with ample parking on site. Its office configuration and combination of front-of-house, workspace, kitchen, and storage areas support a range of professional office operations.
Key Highlights
- Approximately 2,000 square feet of office space
- Four separate office spaces on the main level
- Remodeled brick office building at 2806 Godfrey Rd
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
$31,680
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
6.03%
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%
$633,600
$633.6K
Cap Rate 7%
$452,571
$452.6K
Cap Rate 9%
$352,000
$352.0K
Market Conditions
NOI Build-Up for 2,000 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
$48.0K $24.00/SF
− Vacancy
−$5.8K −$2.88/SF
EGI
$42.2K $21.12/SF
− OpEx
−$10.6K −$5.28/SF
NOI
$31.7K $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%
$633,600
Cap Rate 7%
$452,571
Cap Rate 9%
$352,000
Alternative Uses
Best Use
Office B
$452.6K
$396.0K – $528.0K
NOI $31,680 @ 7.0% cap · market cap 6.03%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$545.1K
$477.0K – $636.0K
NOI $38,160 @ 7.0% cap · market cap 7.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
441
Businesses Nearby
Explore this area
Business Placement
Demographics for 62035, IL
16,172
Population
7,145
Households
2.3
Avg Household Size
47
Median Age
33%
College-Educated
96%
High-School Grad
43.8 sq mi
ZIP Area
369
Density / Sq Mi
$91,696
Median Household Income
$51,693
Median Earnings
$1,158
Median Rent
$179,900
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Two-level office layout with reception, four private offices, a kitchen, storage, and on-site parking.
Where is this office building located?
The property is located at 2806 Godfrey Road Godfrey, IL.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Approximately 2,000 square feet of office space; Four separate office spaces on the main level; Remodeled brick office building at 2806 Godfrey Rd
