Office Building with Road
For Sale
$225,000
5105 N Illinois Street, Fairview Heights, IL 62208
Commercial Sale, Fairview Heights, IL
Property Size1,257 SF
Lot Size0.60 Acres
Price / SF$178
Days on Market102
Property Features for 5105 N Illinois Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Subdivision
Not in a Subdivision
Directions
Property is located at 5105 North Illinois Street (IL Rte 159). Off I-64 (Exit 12), go south approximately 1.3 Miles. Property is located on right.
Standard status
Active
APN
03-33.0-400-059
Lot size
0.60 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
CASEYVILLE TWP SEC 33 PT NE SE DOC A02689600
Tax Annual Amount
4784
Legal Description
CASEYVILLE TWP SEC 33 PT NE SE DOC A02689600
Utilities
Utilities
Water Available
Heating system
Forced Air
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1941
Floors in Building
1
Building materials
Wood Siding
Listing Agency:
Coldwell Banker Brown Realtors · Coldwell Banker Real Estate
(618) 656-2278
Listed By:
Abid Ali · License #475.181487
(618) 692-7290
Added: May 28
Changed: Sep 4
Last Checked: Sep 6 at 6:06AM
MLS# 25076507
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 vacant office building occupies a 0.60-acre parcel and was constructed in 1941 with wood siding. Building systems include forced-air heating and electric central air conditioning, while public water is available at the property.
The site offers 146 feet of frontage along North Illinois Street, also identified as IL Rte. 159, with reported traffic of 27,200 vehicles per day. Medical facilities, major retailers, restaurants, and hospitality uses are located nearby. The property is positioned within a high-traffic corridor with highway and interstate frontage.
The site offers 146 feet of frontage along North Illinois Street, also identified as IL Rte. 159, with reported traffic of 27,200 vehicles per day. Medical facilities, major retailers, restaurants, and hospitality uses are located nearby. The property is positioned within a high-traffic corridor with highway and interstate frontage.
Key Highlights
- 1,257 SF office building on a 0.60‑acre lot
- 146 feet of frontage on North Illinois Street (IL Rte. 159)
- Reported traffic volume of 27,200 vehicles per day
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
$14,571
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
6.48%
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%
$291,420
$291.4K
Cap Rate 7%
$208,157
$208.2K
Cap Rate 9%
$161,900
$161.9K
Market Conditions
NOI Build-Up for 1,257 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
$24.1K $19.20/SF
− Vacancy
−$4.7K −$3.74/SF
EGI
$19.4K $15.46/SF
− OpEx
−$4.9K −$3.86/SF
NOI
$14.6K $11.59/SF
Area
St. Clair County, IL
Vacancy
19.50%
Lease Rate
$19.20 /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%
$291,420
Cap Rate 7%
$208,157
Cap Rate 9%
$161,900
Alternative Uses
Best Use
Office B
$208.2K
$182.1K – $242.9K
NOI $14,571 @ 7.0% cap · market cap 6.48%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$297.6K
$260.4K – $347.2K
NOI $20,830 @ 7.0% cap · market cap 9.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
415
Businesses Nearby
Explore this area
Business Placement
Demographics for 62208, IL
16,992
Population
8,148
Households
2.1
Avg Household Size
42
Median Age
31%
College-Educated
93%
High-School Grad
13.4 sq mi
ZIP Area
1,268
Density / Sq Mi
$78,423
Median Household Income
$42,640
Median Earnings
$1,222
Median Rent
$167,900
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 - Vacant office property with prominent road exposure, climate control, and public water service.
Where is this office building located?
The property is located at 5105 N Illinois Street Fairview Heights, IL.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: 1,257 SF office building on a 0.60‑acre lot; 146 feet of frontage on North Illinois Street (IL Rte. 159); Reported traffic volume of 27,200 vehicles per day
