Listing Agency: The Real Estate Group, Inc

Listed By: Matt Garrison (MattGarrisonHomes@gmail.com)

Source: Curveyrealestate

Added: Aug 30 Changed: Oct 12 Last Checked: Oct 14 at 10:28PM

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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 The Real Estate Group, Inc

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Investment Insights

Based on property information with market context.

This mixed-use property combines a residential layout with a former commercial portion designed around office, lobby, storage, and work areas. The residential side includes 3 bedrooms, 2.5 baths, a kitchen, living room, oversized family room, sunroom, primary suite, sitting area, and several bonus rooms. The layout also offers potential for up to 6 bedrooms and is plumbed for an additional bath. The property measures 2,512 square feet, with an additional 2,000 sq ft of commercial-area space.

Recent improvements include new electrical service, 2 electrical breaker boxes, updated bathrooms, new flooring and carpeting, new drywall and ceilings, new light fixtures and ceiling fans, and new interior doors. The residential area has newer central air and heat, while the far south side includes a new window heating and air-conditioning unit. The property occupies over 2 acres at 526 N Railroad Avenue in Blue Mound, Illinois, and is being sold AS-IS.

Key Highlights

• 3 bedrooms with potential for up to 6 bedrooms and 2.5 baths
• Additional 2,000 sq ft of office, storage, and work‑area space
• Property measures 2,512 square feet on over 2 acres

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$16,956

Cap Rate

8.83%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$339,120 $339.1K

Cap Rate 7%

$242,229 $242.2K

Cap Rate 9%

$188,400 $188.4K

Is this asking price fair?

Market Conditions

NOI Build-Up for 2,512 SF

Gross rent

$30.1K $12.00/SF

− Vacancy

−$3.0K −$1.20/SF

EGI

$27.1K $10.80/SF

− OpEx

−$10.2K −$4.05/SF

NOI

$17.0K $6.75/SF

Area

Macon County, IL

Vacancy

10.00%

Lease Rate

$12.00 /SF/Yr

Expense Ratio

37.50%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$339,120

Cap Rate 7%

$242,229

Cap Rate 9%

$188,400

Alternative Uses

Best Use

Office B

$284.9K

$249.3K – $332.3K (±1% cap)

NOI $19,940 @ 7.0% cap · market cap 10.39%

Second Best

Mixed Use

$242.2K

$212.0K – $282.6K (±1% cap)

NOI $16,956 @ 7.0% cap · market cap 8.83%

Theoretical Best

Specialty Retail

$421.9K

$369.2K – $492.3K (±1% cap)

NOI $29,535 @ 7.0% cap · market cap 15.38%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

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Current Use

Office Units

Suggested Use

Top Pick Auto Repair Shop Building Supply (Bike/Boat/Book/etc) Store Grocery & Convenience Store Dental Office Hair Salon

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

77

Businesses Nearby

Explore this area Business Placement

Demographics for 62513, IL

1,716

Population

730

Households

2.4

Avg Household Size

39

Median Age

27%

College-Educated

94%

High-School Grad

67.8 sq mi

ZIP Area

25

Density / Sq Mi

$78,813

Median Household Income

$48,802

Median Earnings

$871

Median Rent

$125,900

Median Home Value

Market

Vacancy Rate% for Office in Midwest region

13.7% 2019

15.6% 2020

17.1% 2021

18.9% 2022

21% 2023

22% 2024

21.3% 2025

Frequently Asked Questions

What type of property is this?

Mixed-use property - Flexible building combines residential rooms, office space, storage, and updated interior systems on over 2 acres.

Where is this mixed-use property located?

The property is located at 526 N Railroad Avenue Blue Mound, IL.

What is the asking price?

The asking price for this property is $192,000.

What are key features of this property?

This property features: 3 bedrooms with potential for up to 6 bedrooms and 2.5 baths; Additional 2,000 sq ft of office, storage, and work‑area space; Property measures 2,512 square feet on over 2 acres