Updated Storefront With
For Sale
$129,900
603 W Rock Falls Road, Rock Falls, IL 61071
Commercial Sale, Rock Falls, IL
Property Size840 SF
Lot Size0.21 Acres
Price / SF$154.64
Days on Market196
Property Features for 603 W Rock Falls Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
COMMR
Directions
From Route 40 go West on Route 30 to property on left.
Subdivision
Rock Falls
Standard status
Active
APN
11332550310000
Lot size
0.21 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
1720
Utilities
Cooling system
Central Air
Building Details
Year built
1950
Floors in Building
1
Building materials
Aluminum Siding
Roof type
Metal
Listing Agency:
RE/MAX Sauk Valley
(815) 625-3722
Listed By:
Alan Lewis · License #475206082
(815) 625-3722
Added: Feb 11
Changed: Aug 25
Last Checked: Aug 26 at 2:06PM
MLS# 12566202
Copyright © 2026 Midwest Real Estate Data, LLC. 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 storefront property includes an 840 sq ft main level, a full unfinished basement, and a detached one-car garage. The basement provides additional storage or future expansion area, while the site includes 10+ parking spaces. Central air, aluminum siding, and a metal roof are part of the existing improvements.
Recent work addressed insulation, drywall, windows, doors, flooring, plumbing, ductwork, siding, roofing, west-side concrete, and foundation reinforcement along the basement’s west wall. The property occupies a 0.21-acre corner lot with a reported traffic count of 11,400 and is zoned COMMR. Located at 603 W Rock Falls Road in Rock Falls, Illinois, the building offers a compact commercial layout with substantial supporting improvements and on-site vehicle accommodation.
Recent work addressed insulation, drywall, windows, doors, flooring, plumbing, ductwork, siding, roofing, west-side concrete, and foundation reinforcement along the basement’s west wall. The property occupies a 0.21-acre corner lot with a reported traffic count of 11,400 and is zoned COMMR. Located at 603 W Rock Falls Road in Rock Falls, Illinois, the building offers a compact commercial layout with substantial supporting improvements and on-site vehicle accommodation.
Key Highlights
- 840 sq ft main level with a full unfinished basement
- 0.21‑acre corner lot with a reported traffic count of 11,400
- 10+ parking spaces plus a detached one‑car garage
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
$6,985
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
5.38%
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%
$139,700
$139.7K
Cap Rate 7%
$99,786
$99.8K
Cap Rate 9%
$77,611
$77.6K
Market Conditions
NOI Build-Up for 840 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
$11.1K $13.20/SF
− Vacancy
−$1.1K −$1.32/SF
EGI
$10.0K $11.88/SF
− OpEx
−$3.0K −$3.56/SF
NOI
$7.0K $8.32/SF
Area
Whiteside County, IL
Vacancy
10.00%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
30.00%
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%
$139,700
Cap Rate 7%
$99,786
Cap Rate 9%
$77,611
Alternative Uses
Best Use
Retail
$99.8K
$87.3K – $116.4K
NOI $6,985 @ 7.0% cap · market cap 5.38%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$157.1K
$137.5K – $183.3K
NOI $11,000 @ 7.0% cap · market cap 8.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
11,400 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
348
Businesses Nearby
103k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 82%
Dining 17%
Electronics 1%
Caseys
Shops & Services
35,081 visits/mo
0.4 miles
Rock Falls #2
Shops & Services
11,386 visits/mo
0.5 miles
Burger King
Dining
11,079 visits/mo
0.4 miles
Ollie's Bargain Outlet
Shops & Services
10,306 visits/mo
0.4 miles
Mobil
Shops & Services
7,571 visits/mo
0.4 miles
Demographics for 61071, IL
13,389
Population
6,612
Households
2
Avg Household Size
45
Median Age
17%
College-Educated
90%
High-School Grad
72.5 sq mi
ZIP Area
185
Density / Sq Mi
$57,909
Median Household Income
$40,698
Median Earnings
$752
Median Rent
$104,900
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Corner-site commercial building with central air, metal roofing, and on-site parking.
Where is this storefront property located?
The property is located at 603 W Rock Falls Road Rock Falls, IL.
What is the asking price?
The asking price for this property is $129,900.
What are key features of this property?
This property features: 840 sq ft main level with a full unfinished basement; 0.21‑acre corner lot with a reported traffic count of 11,400; 10+ parking spaces plus a detached one‑car garage
