Mixed-Use Property with Apartment
For Sale
$279,900
5807 & 5805 Adams St, Bartonville, IL 61607
Two buildings combine street-level commercial space with four residential apartments and garage parking.
Property Size2,000 SF
Price / SF$139.95
Days on Market287
Property Features for 5807 & 5805 Adams St
General Information
Standard status
Active
Size
2,000 SF
Property subtype
Commercial
Listing Agency:
Professional Leasing & Real Es
Listed By:
Tamara Kijanowski (onepoint5.com@gmail.com)
Source:
Searchillinoishomesforsale
Added: Dec 12, 2025
Changed: Sep 21
Last Checked: Sep 24 at 10:28AM
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 Professional Leasing & Real Es
Investment Insights
Based on property information with market context.
This mixed-use property comprises 2 separate buildings across 3 parcels at 5807 and 5805 Adams St. The building at 5807 Adams St includes commercial space on the main level and two 1-bedroom apartments above. The commercial space is leased through 12/31/2027.
The second building, located at 5805 Adams St, contains two 2-bedroom, 1-bath apartments along with garage parking. The property has a total size of 2,000 square feet and combines commercial occupancy with four residential units in a two-building configuration.
The second building, located at 5805 Adams St, contains two 2-bedroom, 1-bath apartments along with garage parking. The property has a total size of 2,000 square feet and combines commercial occupancy with four residential units in a two-building configuration.
Key Highlights
- 2 separate buildings on 3 parcels
- Commercial space leased through 12/31/2027
- Two 1‑bedroom apartments at 5807 Adams St
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
$20,700
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
7.40%
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%
$414,000
$414.0K
Cap Rate 7%
$295,714
$295.7K
Cap Rate 9%
$230,000
$230.0K
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
$36.0K $18.00/SF
− Vacancy
−$2.9K −$1.44/SF
EGI
$33.1K $16.56/SF
− OpEx
−$12.4K −$6.21/SF
NOI
$20.7K $10.35/SF
Area
Peoria County, IL
Vacancy
8.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$414,000
Cap Rate 7%
$295,714
Cap Rate 9%
$230,000
Alternative Uses
Best Use
Apartment 5plus
$1.54M
$1.35M – $1.80M
NOI $107,881 @ 7.0% cap · market cap 38.54%
Second Best
Mixed Use
$295.7K
$258.8K – $345.0K
NOI $20,700 @ 7.0% cap · market cap 7.40%
Theoretical Best
Multifamily LT 5
$1.75M
$1.53M – $2.04M
NOI $122,471 @ 7.0% cap · market cap 43.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
193
Businesses Nearby
Explore this area
Business Placement
Demographics for 61607, IL
10,353
Population
4,887
Households
2.1
Avg Household Size
45
Median Age
25%
College-Educated
96%
High-School Grad
33.6 sq mi
ZIP Area
308
Density / Sq Mi
$75,845
Median Household Income
$51,691
Median Earnings
$1,014
Median Rent
$155,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Two buildings combine street-level commercial space with four residential apartments and garage parking.
Where is this mixed-use property located?
The property is located at 5807 & 5805 Adams St Bartonville, IL.
What is the asking price?
The asking price for this property is $279,900.
What are key features of this property?
This property features: 2 separate buildings on 3 parcels; Commercial space leased through 12/31/2027; Two 1‑bedroom apartments at 5807 Adams St
