Building Details

Building Size 9,300 SF

Listing Agency: SVN | Silveri Company p***@svn.com Show Phone

Listed By: Peter Colvin · License #6501197270 Show Phone

Source: Svn

Added: Nov 21, 2025 Changed: Aug 13 Last Checked: Aug 20 at 4:50AM

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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 SVN | Silveri Company

Investment Insights

Based on property information with market context.

This Dollar General property in Illinois presents an absolute triple net investment opportunity. It is part of a four-location portfolio, including three sites in MN. The portfolio benefits from assumable, non-recourse, interest-only financing. The four locations are available for $5,500,000, with an equity requirement of $2,435,000. The lender possesses Phase 1 reports, ALTA surveys, appraisals, and other relevant information, potentially saving the buyer approximately $40,000 in upfront costs. Opened in June 2015, the property's fifteen-year base lease extends to June 30, 2030, with five subsequent renewal periods of five years each, featuring 10% rent increases. Situated on a prominent corner of busy Highway 136, the Dollar General is surrounded by commercial and residential areas and is located 20 miles from the University of Illinois in Champaign/Urbana. The surrounding area has a population of over 17,000 within a ten-mile radius. The property size is 9,300 square feet.

Key Highlights

• Assumable, interest‑only, non‑recourse financing available.
• Absolute Triple Net (NNN) lease structure.
• Part of a four‑location Dollar General portfolio.

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

$78,628

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

7.19%

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%

$1,572,560 $1.6M

Cap Rate 7%

$1,123,257 $1.1M

Cap Rate 9%

$873,644 $873.6K

Market Conditions

NOI Build-Up for 9,300 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

$122.8K $13.20/SF

− Vacancy

−$10.4K −$1.12/SF

EGI

$112.3K $12.08/SF

− OpEx

−$33.7K −$3.62/SF

NOI

$78.6K $8.45/SF

Area

Champaign County, IL

Vacancy

8.50%

Lease Rate

$13.20 /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%

$1,572,560

Cap Rate 7%

$1,123,257

Cap Rate 9%

$873,644

Alternative Uses

Best Use

Specialty Retail

$1.50M

$1.31M – $1.75M (±1% cap)

NOI $105,087 @ 7.0% cap · market cap 9.61%

Second Best

Retail

$1.12M

$982.9K – $1.31M (±1% cap)

NOI $78,628 @ 7.0% cap · market cap 7.19%

Theoretical Best

Office A

$1.93M

$1.69M – $2.26M (±1% cap)

NOI $135,438 @ 7.0% cap · market cap 12.38%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

FedEx OnSite Postal Service Dollar General Discount Store Western Union Bank

Suggested Use

Top Pick Law Firm Nail Salon HVAC Service Garden Center (Bike/Boat/Book/etc) Store Electrical Service

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

394

Businesses Nearby

41k

Monthly Visits Nearby

Under-served

Demand for This Use

Explore this area Business Placement

Foot Traffic Nearby

Dining 53% Shops & Services 47%

Circle K Shops & Services

15,245 visits/mo 0.3 miles

Arby's Dining

8,585 visits/mo 0.4 miles

Jimmy John's Dining

5,925 visits/mo 0.4 miles

Monical's Pizza Dining

4,644 visits/mo 0.4 miles

Busey Shops & Services

4,136 visits/mo 0.2 miles

Demographics for 61843, IL

2,527

Population

787

Households

3.2

Avg Household Size

38

Median Age

29%

College-Educated

97%

High-School Grad

36.7 sq mi

ZIP Area

69

Density / Sq Mi

$93,750

Median Household Income

$52,917

Median Earnings

$850

Median Rent

$184,300

Median Home Value

Market

Vacancy Rate% for Retail in Midwest region

8% 2020

7.3% 2021

6.5% 2022

6% 2023

5.7% 2024

6.3% 2025

Questions? Ask Rey

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What type of property is this? Where is this grocery and convenience stores located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Grocery and convenience store - Absolute NNN Dollar General with assumable financing until 2030.

Where is this grocery and convenience store located?

The property is located at 401 W Division St. Fisher, IL.

What is the asking price?

The asking price for this property is $1,093,871.

What are key features of this property?

This property features: Assumable, interest‑only, non‑recourse financing available.; Absolute Triple Net (NNN) lease structure.; Part of a four‑location Dollar General portfolio.