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    Property profile & analytics

    1304 Kratzinger Hollow Rd Cobden, IL 62920

    • Small apartment buildings
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US28-5064274
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Boars Nest Bed & Breakfast / Bed & Breakfast / Restaurant

    Property Details for 1304 Kratzinger Hollow Rd

    Year built
    2006
    Property type
    Small apartment buildings

    Description

    This exceptional investment opportunity presents a five-unit multifamily property located at 1304 Kratzinger Hollow Road, Cobden, IL 62920. The property, known as "BOAR'S NEST," consists of five spacious studio-type cabins built in 2006. This established business has operated successfully as a tourist destination in Union County for several years, offering a turnkey operation for a new owner. The asking price is $320,000. The property is comprised of five individual buildings, each a separate unit, situated on a quiet lot. The well-built cabins are ready for immediate occupancy and continued operation. This is an ideal investment for those seeking a profitable, established business with minimal startup costs. The property's location in Cobden, Illinois, provides easy access to local attractions and amenities. Serious inquiries are encouraged to schedule a private showing to fully appreciate this unique opportunity. Please schedule appointments in advance to avoid disrupting current operations.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Cobden
    County
    Union
    State
    Illinois
    Longitude
    -89.273442
    Latitude
    37.4747643

    Comparable in this City

    • $250,000

      Prime Retail & Apartments in Anna, IL

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    • $169,600
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      Cobden, IL Land Opportunity

      21.2 acres in the heart of Southern Illinois wine trail.
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    • $240,000

      Cobden Commercial Land Investment

      Prime Cobden Retail Property, High Traffic
      220 Front St, Cobden, IL 62920
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    • $120,000

      Cobden Restaurant - Turnkey Opportunity

      Established Restaurant, Prime Location, Southern Illinois
      215 Appleknocker St, Cobden, IL 62920
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    • $98,700
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      Cobden Restaurant - Turnkey Opportunity

      Established pizzeria, fully equipped, high potential.
      215 Appleknocker St, Cobden, IL 62920
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    • $240,000
      5,318 SF

      Cobden Commercial Building - High Traffic

      Prime Cobden location, 5,318 sq ft, leased.
      220 Front St, Cobden, IL 62920
      View Details

    Similar Nearby for Sale

    • $250,000

      Prime Retail & Apartments in Anna, IL

      High-Income Potential, TIF District
      4575 State Rte 146 Hwy, Makanda, IL 62920
      View Details
    • $169,600
      21.20 Acres

      Cobden, IL Land Opportunity

      21.2 acres in the heart of Southern Illinois wine trail.
      Wing Hill Rd, Cobden, IL 62920
      View Details
    • $240,000

      Cobden Commercial Land Investment

      Prime Cobden Retail Property, High Traffic
      220 Front St, Cobden, IL 62920
      View Details
    • $120,000

      Cobden Restaurant - Turnkey Opportunity

      Established Restaurant, Prime Location, Southern Illinois
      215 Appleknocker St, Cobden, IL 62920
      View Details
    • $98,700
      2,040 SF

      Cobden Restaurant - Turnkey Opportunity

      Established pizzeria, fully equipped, high potential.
      215 Appleknocker St, Cobden, IL 62920
      View Details
    • $240,000
      5,318 SF

      Cobden Commercial Building - High Traffic

      Prime Cobden location, 5,318 sq ft, leased.
      220 Front St, Cobden, IL 62920
      View Details
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    1304 Kratzinger Hollow Rd
    Cobden, IL 62920
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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