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    1102 Main St West Frankfort, IL 62896

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    For Sale
    Contact for pricing

    Prime Retail & Gas Station Site, Redevelopment Potential

    Property size:
    1,522 SF

    Property Features for 1102 Main St

    General Information

    Property type
    Automotive properties
    Square Feet
    1,522 SF
    Lot Size
    23,958 SF

    Building Details

    Year Renovated
    1990
    Stories
    1

    We can help!

    Listing Contact
    Mike Pierceall
    Mike Pierceall

    Listing Agency: Barbermurphy Group Listing Agent: Mike Pierceall

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    This exceptional commercial property, located at 1102 West Main Street in West Frankfort, Illinois, presents a significant redevelopment opportunity. The 0.55-acre lot encompasses a 1,522 square foot building, previously used as a convenience store and gas station, featuring a canopy. The property boasts a prime location on IL Route 149 (West Main Street), near the southeast quadrant of the I-57 interchange, ensuring high visibility and accessibility. Built in 1990 and renovated in 1990, the single-story structure sits on a 24,000 square foot lot, offering ample space for various commercial ventures. The asking price is $170,000, translating to a land value of $7.08 per square foot. The property is zoned for commercial use and benefits from its location within a Tax Increment Financing (TIF) district and Enterprise Zone, providing potential tax advantages. Parcel numbers are 11-24-329-001 and 11-24-329-002. This property is ideal for entrepreneurs seeking a high-traffic location for commercial redevelopment in a thriving area. The property's strategic positioning near the I-57 interchange makes it an attractive investment for businesses seeking maximum exposure and convenient access for customers. The existing building provides a solid foundation for a variety of commercial uses, offering significant potential for return on investment.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Grocery and convenience stores

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Gym & Fitness Center Building Supply Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    West Frankfort
    County
    Franklin
    State
    Illinois
    Longitude
    -88.9409563
    Latitude
    37.8976004

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    FAQs

    What type of property is this?
    Automotive property - Prime Retail & Gas Station Site, Redevelopment Potential
    Where is this automotive property located?
    The property is located at 1102 Main St West Frankfort, IL.
    What is the asking price?
    The asking price for this property is $170,000.
    What are key features of this property?
    This property features: Former gas station and convenience store on a 24,000 sq ft lot.; High-visibility location on IL Route 149 near the I-57 interchange.; Located in a Tax Increment Financing (TIF) district and Enterprise Zone.
    (618) 791-8396 Call to check price and availability
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    1102 Main St West Frankfort, IL 62896
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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
    1102 Main St West Frankfort, IL 62896
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    Contact for Pricing
    Please call us for current price
    and status of this listing Mike Pierceall
    Mike Pierceall
    Real Estate License ID: 475121234
    (618) 791-8396
    Learn more
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