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    849 Hwy Forsyth, IL 62535
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    849 Hwy Forsyth, IL 62535

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    • Mixed-use properties
    • 6,762 SF
    • 1.02 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Mixed-use properties

    Property Details for 849 Hwy

    Year built
    1988
    Lot size
    1.02 lot acres
    Property size
    6,762 SF
    Property type
    Mixed-use properties
    Property subtype
    Medical space

    Description

    Exceptional Forsyth, IL investment opportunity: This 6,762 square foot, 100% occupied, four-unit mixed-use building presents a stabilized commercial investment with a 7.48% cap rate and $97,189 annual NOI. The property, built in 1988 and renovated in 2024, features a brick and stucco exterior with a metal roof, situated on a 1.02-acre lot with 75 parking spaces. Located at 849 US Route 51, it benefits from high visibility with an average daily traffic count of 18,300 vehicles and convenient access to I-72. The four tenants, all credit-rated franchisees, are under gross leases with 3% annual rent bumps, commencing January 1, 2013, and expiring December 31, 2028. The property is zoned MUN and offers a strong return on investment with a price per square foot of $192.10 and a price per unit of $324,750. The seller is open to financing options with agreeable terms. The owner is responsible for taxes, insurance, and exterior maintenance. This is a turnkey investment opportunity in a desirable location.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Forsyth
    County
    Macon
    State
    Illinois
    Longitude
    -88.9563
    Latitude
    39.9233

    Comparable in this City

    • Value Estimation by Request
      1.73 Acres

      322 Marion Ave

      MEDICAL BUILDING • 1.73 Acres
      322 Marion Ave, Forsyth, IL 62535-1064
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    • Value Estimation by Request
      0.92 Acres

      Weaver Rd

      MEDICAL BUILDING • 0.92 Acres
      Weaver Rd, Forsyth, IL 62535
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    • Value Estimation by Request
      0.44 Acres

      1275 Clement Ave

      MEDICAL BUILDING • 0.44 Acres
      1275 Clement Ave, Forsyth, IL 62535-9806
      View Details
    • Value Estimation by Request
      7,200 SF

      845 Us-51

      Medical Office Space • 7,200 SF
      845 Us-51, Forsyth, IL 62535
      View Details
    • Value Estimation
      $1,435,000
      0.96 Acres

      260 Lucile Ave

      HOMES (RETIRED, NURSING) • 0.96 Acres
      260 Lucile Ave, Forsyth, IL 62535-4084
      View Details
    • Value Estimation by Request
      0.08 Acres

      Forsyth, IL 62535

      VACANT COMMERCIAL LAND • 0.08 Acres
      Forsyth, IL 62535
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      6,762 SF

      Forsyth, IL Mixed-Use Investment

      Stabilized commercial investment property in Forsyth, Illinois with long-term tenants.
      849 Hwy 51 U.S, Forsyth, IL 62535
      View Details
    • $750,000

      Land For Sale Forsyth, IL

      Land available for sale in Forsyth, Illinois.
      Hickory Point Mall, Forsyth, IL 62535
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      7,200 SF

      Forsyth Medical Office Investment Opportunity

      Fully leased medical office building for sale in Forsyth, Illinois.
      845 Us-51, Forsyth, IL 62535
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    • Contact for pricing

      Fairfield Inn Forsyth Decatur

      Newly remodeled hotel with ongoing public area renovations.
      1417 Hickory Point Dr, Forsyth, IL 62535
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    • $250,000

      Forsyth, IL Development Opportunity

      2.7 acre lot in Forsyth's retail corridor.
      401 West Hickory Point Rd, Forsyth, IL 62535
      View Details
    • Contact for pricing

      Development Lot in Forsyth, Illinois

      4.07-acre development lot with frontage on U.S. Route 51.
      Us-51, Forsyth, IL 62535
      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Hickory Point Mall Retail Space

      Retail and pad space available for lease in Forsyth, IL.
      1146 Hickory Point Mall, Forsyth, IL 62535
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    • Contact for pricing
      10,000 SF

      Retail Space Near Interstate 72

      Retail space available near major retailers and transportation routes.
      1146 Hickory Point Rd, Forsyth, IL 62535
      View Details
    • Contact for pricing

      Forsyth Office Space Available

      Office spaces available, ranging from 1,471 to 3,079 SqFt.
      241 W Weaver Rd, Forsyth, IL 62535
      View Details
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    Forsyth, IL 62535
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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.

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