Freestanding Absolute NNN Retail
For Sale
Contact for pricing
715 Mccambridge Ave, Madison, IL 62060
Single-tenant freestanding Family Dollar investment offering an Absolute NNN structure with zero landlord responsibility.
Property Size9,180 SF
Price / SF$169.17
Days on Market58
Property Features for 715 Mccambridge Ave
General Information
Standard status
Active
Size
9,180 SF
Property subtype
Retail
Additional Details
Traffic Count
15,500 vehicles/day
Building Details
Year Built
2017
Tenancy
Single
Listing Agency:
Elevate Net Lease
Listed By:
Robert Michil · License #MI 6505433330
Source:
Crexi
Added: Jun 11
Changed: Jul 10
Last Checked: Aug 7 at 5:20AM
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 Elevate Net Lease
Investment Insights
Based on property information with market context.
This single-tenant freestanding retail property is leased to Family Dollar. The listing describes the structure as Absolute NNN with zero landlord responsibility, shifting operating obligations away from the landlord while keeping the asset focused on one end user.
The property is located at 715 Mccambridge Ave in Madison, Illinois, within the St. Louis MSA. The public remarks cite high traffic on McCambridge Ave of 15,500+ vehicles per day, and population figures of more than 24,000 within a 3-mile radius and 100,000 within a 5-mile radius. The remarks also note the location is approximately 15 miles from St. Louis Lambert International Airport.
For investors seeking a single-tenant retail asset with an Absolute NNN framework, this property is positioned around an essential neighborhood retailer use. The combination of freestanding format and the stated traffic and population draw can support a practical fit for buyers looking for a straightforward, income-oriented retail holding under a structure described as requiring no landlord responsibility.
The property is located at 715 Mccambridge Ave in Madison, Illinois, within the St. Louis MSA. The public remarks cite high traffic on McCambridge Ave of 15,500+ vehicles per day, and population figures of more than 24,000 within a 3-mile radius and 100,000 within a 5-mile radius. The remarks also note the location is approximately 15 miles from St. Louis Lambert International Airport.
For investors seeking a single-tenant retail asset with an Absolute NNN framework, this property is positioned around an essential neighborhood retailer use. The combination of freestanding format and the stated traffic and population draw can support a practical fit for buyers looking for a straightforward, income-oriented retail holding under a structure described as requiring no landlord responsibility.
Key Highlights
- Single‑tenant freestanding Family Dollar property built in 2017
- Absolute NNN lease structure with zero landlord responsibility
- High traffic location with 15,500+ vehicles per day on McCambridge Ave
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
$112,661
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
7.25%
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%
$2,253,220
$2.3M
Cap Rate 7%
$1,609,443
$1.6M
Cap Rate 9%
$1,251,789
$1.3M
Market Conditions
NOI Build-Up for 9,180 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
$165.2K $18.00/SF
− Vacancy
−$4.3K −$0.47/SF
EGI
$160.9K $17.53/SF
− OpEx
−$48.3K −$5.26/SF
NOI
$112.7K $12.27/SF
Area
Madison County, IL
Vacancy
2.60%
Lease Rate
$18.00 /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%
$2,253,220
Cap Rate 7%
$1,609,443
Cap Rate 9%
$1,251,789
Alternative Uses
Best Use
Retail
$1.61M
$1.41M – $1.88M
NOI $112,661 @ 7.0% cap · market cap 7.25%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.50M
$2.19M – $2.92M
NOI $175,154 @ 7.0% cap · market cap 11.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
15,500 VPD
Traffic count
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
275
Businesses Nearby
10k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 82%
Dining 18%
Family Dollar
Shops & Services
4,075 visits/mo
0.5 miles
Phillips 66
Shops & Services
3,999 visits/mo
0.4 miles
Krispy Krunchy Chicken
Dining
1,742 visits/mo
0.4 miles
Demographics for 62060, IL
3,865
Population
2,018
Households
1.9
Avg Household Size
40
Median Age
7%
College-Educated
82%
High-School Grad
3.5 sq mi
ZIP Area
1,104
Density / Sq Mi
$40,139
Median Household Income
$35,762
Median Earnings
$1,019
Median Rent
$53,600
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?
NNN property - Single-tenant freestanding Family Dollar investment offering an Absolute NNN structure with zero landlord responsibility.
Where is this nnn property located?
The property is located at 715 Mccambridge Ave Madison, IL.
What is the asking price?
The asking price for this property is $1,552,940.
What are key features of this property?
This property features: Single‑tenant freestanding Family Dollar property built in 2017; Absolute NNN lease structure with zero landlord responsibility; High traffic location with 15,500+ vehicles per day on McCambridge Ave
