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    305 Illinois St Belleville, IL 62220

    Sponsored
    For Sale
    $295,000

    High-yield, multi-tenant office building.

    Property size:
    5,970 SF

    Description

    Added:
    Dec 11, 2024
    Days on Market:
    407
    This Belleville, IL, C-Class multi-tenant office building presents a compelling value-add investment opportunity. Priced at $295,000, this property boasts 5,970 square feet across two buildings, each two stories high, situated on multiple parcels totaling 6,170 square feet. Built in 1900 and renovated in 2010, the property features a mix of uses including office, apartment, and warehouse space. Currently, the occupancy rate stands at 75%, generating a strong NOI of $26,792 and a 9.10% cap rate. The property includes six units: a long-term insurance agency tenant, a newly established barbershop, two one-bedroom/one-bathroom apartments, and a leased rear warehouse. An additional 617 square foot office/retail suite is currently vacant, offering potential for owner-occupancy or leasing. This open-concept space features new flooring and paint. The property is zoned C-2 Heavy Commercial and benefits from ample parking. The land value alone is $41.88 per square foot. This is a rare opportunity to acquire a mixed-use property with significant upside potential in a desirable location. The property's strong cash flow, combined with the potential for increased occupancy and rental income, makes it an attractive investment for both seasoned and new investors. The APN is 08-21.0-419-012

    Property Features for 305 Illinois St

    General Information

    Property type
    Office Properties & Spaces
    Square Feet
    5,970 SF
    Class
    C

    Building Details

    Year Built/Renovated
    1900/2010
    Buildings
    2
    Stories
    2
    Units
    6

    We can help!

    Listing Contact
    Mike Durbin
    Mike Durbin

    Learn more

    HighLights

    • Belleville, IL multi‑tenant office building, $295,000.
    • 5,970 SF across two 2‑story buildings on 6,170 SF of land.
    • Built 1900, renovated 2010; mixed‑use (office, apartment, warehouse).
    • 75% occupancy, $26,792 NOI, 9.10% cap rate.
    • Six units: insurance agency, barbershop, two apartments, leased warehouse, plus a 617 SF vacant office/retail suite.
    • C‑2 zoning, ample parking, land value $41.88/SF, APN 08‑21.0‑419‑012.
    Property Profile Location Intelligence

    Current Use by Public Records

    Hospice of Southern Illinois Hospice KC Aesthetics LLC Waxing Hair Removal Service El Moyo Used Clothing Store

    Suggested Use

    Realty agency Restaurant Law Firm Spa & Massage Dental Office Hair Salon Nail Salon Building Supply Clothing Store Gym & Fitness

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

    Location Insight

    • Map
    • Local Demand
    City
    Belleville
    County
    St Clair
    State
    Illinois
    Longitude
    -89.984183309463
    Latitude
    38.516844041938

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    FAQs

    What type of property is this?
    Office Property Space - High-yield, multi-tenant office building.
    Where is this office property space located?
    The property is located at 305 Illinois St Belleville, IL.
    What is the asking price?
    The asking price for this property is $295,000.
    What are key features of this property?
    This property features: Belleville, IL multi-tenant office building, $295,000.; 5,970 SF across two 2-story buildings on 6,170 SF of land.; Built 1900, renovated 2010; mixed-use (office, apartment, warehouse).
    (502) 767-4199
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    305 Illinois St Belleville, IL 62220
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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
    305 Illinois St Belleville, IL 62220
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    We can help!
    Listing Contact
    Mike Durbin
    Mike Durbin
    Real Estate License ID: IL 475167618
    (502) 767-4199
    Learn more
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