Downtown Urbana Office/Warehouse
For Sale
Contact for pricing
508 S Broadway Ave Urbana IL, Urbana, IL 61801
Professional office building with warehouse space in downtown Urbana.
Property Size9,251 SF
Lot Size0.63 Acres
Price / SF$124.57
Days on Market333
Property Features for 508 S Broadway Ave Urbana IL
General Information
Standard status
Active
Size
9,251 SF
Class
B
Lot size
0.63 Acres
Property subtype
Office
Zoning
B-3, General Business District
Investment Type
Owner/User
Building Details
Year Built
1963
Listing Agency:
Coldwell Banker Commercial Devonshire Realty
(217) 403-3425
Listed By:
AJ Thoma III, CCIM, SIOR · License #IL475.135026
Source:
Crexi
Added: Sep 22, 2025
Changed: Aug 13
Last Checked: Aug 20 at 5:22PM
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 Commercial Devonshire Realty
Investment Insights
Based on property information with market context.
This professional office building, constructed in 1963 and fully renovated in 1992, is located at 508 S. Broadway Avenue in downtown Urbana, Illinois. The 9,251 SF building is situated on a 0.63-acre site and includes 24 striped parking spaces. The property has been well-maintained and is currently configured with 6,939 SF of professional office space and 2,312 SF of low-bay warehouse space. The office area features approximately 16 private offices, a welcoming reception area, two large conference rooms, two sets of restrooms, and a kitchenette. The warehouse portion measures roughly 34’ x 68’ and includes a 7’ x 7’ overhead garage door. The property benefits from its location in the heart of downtown Urbana, with proximity to the Federal Courthouse, County Courthouse, and Lincoln Square Mall. The surrounding area features a mix of retailers, professional offices, and government buildings. In addition to the on-site parking, there is abundant parking available in the immediate area. This property offers an excellent opportunity for professional users seeking a highly functional office building in a prime downtown Urbana location.
Key Highlights
- Prime downtown Urbana location near the Federal and County Courthouses and Lincoln Square Mall.
- 9,251 SF building with 6,939 SF of professional office space and 2,312 SF of low‑bay warehouse space.
- Well‑maintained building, fully renovated in 1992.
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
$94,166
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
8.17%
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%
$1,883,320
$1.9M
Cap Rate 7%
$1,345,229
$1.3M
Cap Rate 9%
$1,046,289
$1.0M
Market Conditions
NOI Build-Up for 9,251 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
$161.0K $17.40/SF
− Vacancy
−$35.4K −$3.83/SF
EGI
$125.6K $13.57/SF
− OpEx
−$31.4K −$3.39/SF
NOI
$94.2K $10.18/SF
Area
Champaign County, IL
Vacancy
22.00%
Lease Rate
$17.40 /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%
$1,883,320
Cap Rate 7%
$1,345,229
Cap Rate 9%
$1,046,289
Alternative Uses
Best Use
Office B
$1.35M
$1.18M – $1.57M
NOI $94,166 @ 7.0% cap · market cap 8.17%
Second Best
Warehouse
$795.6K
$696.2K – $928.3K
NOI $55,695 @ 7.0% cap · market cap 4.83%
Theoretical Best
Office A
$1.92M
$1.68M – $2.25M
NOI $134,724 @ 7.0% cap · market cap 11.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,115
Businesses Nearby
Explore this area
Business Placement
Demographics for 61801, IL
27,658
Population
13,468
Households
2.1
Avg Household Size
26
Median Age
65%
College-Educated
98%
High-School Grad
5.4 sq mi
ZIP Area
5,122
Density / Sq Mi
$37,948
Median Household Income
$26,394
Median Earnings
$950
Median Rent
$184,000
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 - Professional office building with warehouse space in downtown Urbana.
Where is this office building located?
The property is located at 508 S Broadway Ave Urbana IL Urbana, IL.
What is the asking price?
The asking price for this property is $1,152,375.
What are key features of this property?
This property features: Prime downtown Urbana location near the Federal and County Courthouses and Lincoln Square Mall.; 9,251 SF building with **6,939 SF of professional office space** and 2,312 SF of low‑bay warehouse space.; Well‑maintained building, fully renovated in 1992.
