Remodeled Office Building with Drive-Up
New
For Sale
$549,900
601 E Main St, Carbondale, IL 62901
Former bank layout includes private offices, open areas, security systems, and ADA-accessible restrooms.
Property Size3,010 SF
Price / SF$182.69
Days on Market2
Property Features for 601 E Main St
General Information
Standard status
Active
Size
3,010 SF
Additional Details
Road Access
Yes
Amenities
camera and security system
kitchenette
ADA bathrooms
walk-in safe
drive-up lanes
additional safes
Building Details
Buildings
1
Listing Agency:
COMMERCIAL REALTY ASSOCIATES
Listed By:
Rolf Schilling · License #471012048
(618) 303-0700
Source:
Bktchicago
Added: Sep 1
Last Checked: Sep 1 at 9:14PM
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 COMMERCIAL REALTY ASSOCIATES
Investment Insights
Based on property information with market context.
This remodeled office building retains a former bank configuration with several spacious offices, large open areas, a kitchenette, and two ADA bathrooms. On-site security features include a camera system, a functional walk-in safe with locks and safety deposit boxes, two additional safes, and three drive-up lanes.
The property occupies a corner lot at 601 E Main St in Carbondale, with access from two major streets. A full 3,000-square-foot basement with high ceilings provides substantial storage space. The existing layout and improvements support office use, while the former banking infrastructure remains in place.
The property occupies a corner lot at 601 E Main St in Carbondale, with access from two major streets. A full 3,000-square-foot basement with high ceilings provides substantial storage space. The existing layout and improvements support office use, while the former banking infrastructure remains in place.
Key Highlights
- Remodeled interior with private offices, open areas, kitchenette, and 2 ADA bathrooms
- Former bank property with 3 drive‑up lanes
- Functional walk‑in safe with lock and safety deposit boxes
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
$42,911
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
7.80%
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%
$858,220
$858.2K
Cap Rate 7%
$613,014
$613.0K
Cap Rate 9%
$476,789
$476.8K
Market Conditions
NOI Build-Up for 3,010 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
$81.3K $27.00/SF
− Vacancy
−$9.8K −$3.24/SF
EGI
$71.5K $23.76/SF
− OpEx
−$28.6K −$9.50/SF
NOI
$42.9K $14.26/SF
Area
Jackson County, IL
Vacancy
12.00%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
40.00%
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%
$858,220
Cap Rate 7%
$613,014
Cap Rate 9%
$476,789
Alternative Uses
Best Use
Office B
$749.2K
$655.6K – $874.1K
NOI $52,446 @ 7.0% cap · market cap 9.54%
Second Best
Healthcare Medical
$613.0K
$536.4K – $715.2K
NOI $42,911 @ 7.0% cap · market cap 7.80%
Theoretical Best
Office A
$820.4K
$717.9K – $957.2K
NOI $57,431 @ 7.0% cap · market cap 10.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
139
Businesses Nearby
Explore this area
Business Placement
Demographics for 62901, IL
22,967
Population
12,498
Households
1.8
Avg Household Size
29
Median Age
48%
College-Educated
95%
High-School Grad
27.1 sq mi
ZIP Area
847
Density / Sq Mi
$32,960
Median Household Income
$23,962
Median Earnings
$732
Median Rent
$137,600
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 - Former bank layout includes private offices, open areas, security systems, and ADA-accessible restrooms.
Where is this office building located?
The property is located at 601 E Main St Carbondale, IL.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: Remodeled interior with private offices, open areas, kitchenette, and 2 ADA bathrooms; Former bank property with 3 drive‑up lanes; Functional walk‑in safe with lock and safety deposit boxes
