Corner Flex Space with
For Sale
$259,000
800 W Bluff Street, Marseilles, IL 61341
Refreshed commercial layout includes offices, storage, a kitchenette, and a plumbed counter area.
Property Size2,600 SF
Price / SF$99.62
Days on Market31
Property Features for 800 W Bluff Street
General Information
Standard status
Active
Size
2,600 SF
Property subtype
Commercial
Zoning
COMMR
Additional Details
Corner Location
Yes
Taxes and HOA fees
Annual Taxes
$3,348
Amenities
showroom
private offices
storage rooms
bathroom
kitchenette
counter area with plumbing
Building Details
Building Size
2,600 SF
Year Built
1974
Stories
1
Units
1
Listing Agency:
Hexagon Real Estate
(815) 986-9718
Listed By:
Abbey Roseland
(815) 986-9718
Source:
Gia-sells
Added: Aug 2
Changed: Aug 31
Last Checked: Aug 2 at 3:36AM
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 Hexagon Real Estate
Investment Insights
Based on property information with market context.
This approximately 2,600-square-foot flex space at 800 W Bluff Street provides a showroom-oriented layout with two private offices, two large storage rooms, a bathroom, kitchenette, and counter area with existing plumbing. The interior has been refreshed, and the adaptable configuration can support retail, office, food-service, salon, fitness, or similar commercial uses identified for the property.
The building occupies a prominent corner lot along Route 6 in Marseilles, Illinois, with high traffic flow and more than 10 dedicated parking spaces. Zoning is designated COMMR. Constructed in 1974, the property combines a customer-facing showroom with practical back-of-house and office areas.
The building occupies a prominent corner lot along Route 6 in Marseilles, Illinois, with high traffic flow and more than 10 dedicated parking spaces. Zoning is designated COMMR. Constructed in 1974, the property combines a customer-facing showroom with practical back-of-house and office areas.
Key Highlights
- Approximately 2,600 square feet of flexible commercial space
- Showroom with two private offices and two large storage rooms
- Counter area includes plumbing already in place
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
$23,587
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
9.11%
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%
$471,740
$471.7K
Cap Rate 7%
$336,957
$337.0K
Cap Rate 9%
$262,078
$262.1K
Market Conditions
NOI Build-Up for 2,600 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
$37.4K $14.40/SF
− Vacancy
−$3.7K −$1.44/SF
EGI
$33.7K $12.96/SF
− OpEx
−$10.1K −$3.89/SF
NOI
$23.6K $9.07/SF
Area
LaSalle, IL
La Salle County, LA
Vacancy
10.00%
Lease Rate
$14.40 /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%
$471,740
Cap Rate 7%
$336,957
Cap Rate 9%
$262,078
Alternative Uses
Best Use
Retail
$337.0K
$294.8K – $393.1K
NOI $23,587 @ 7.0% cap · market cap 9.11%
Second Best
Industrial
$238.8K
$209.0K – $278.6K
NOI $16,717 @ 7.0% cap · market cap 6.45%
Theoretical Best
Office A
$650.7K
$569.4K – $759.2K
NOI $45,552 @ 7.0% cap · market cap 17.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
107
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 61341, IL
8,092
Population
3,419
Households
2.4
Avg Household Size
43
Median Age
21%
College-Educated
94%
High-School Grad
91.7 sq mi
ZIP Area
88
Density / Sq Mi
$78,895
Median Household Income
$47,513
Median Earnings
$1,048
Median Rent
$179,400
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Refreshed commercial layout includes offices, storage, a kitchenette, and a plumbed counter area.
Where is this flex space located?
The property is located at 800 W Bluff Street Marseilles, IL.
What is the asking price?
The asking price for this property is $259,000.
What are key features of this property?
This property features: Approximately 2,600 square feet of flexible commercial space; Showroom with two private offices and two large storage rooms; Counter area includes plumbing already in place
