Sign Up Successful!
You now have access to more from Realmo!
Property Lookup
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    400 Main St West Frankfort, IL 62896-2229

    • Office Properties & Spaces
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US28-4577169
    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

    • H&R Block / Tax Preparation Service / Accountant

    Property Details for 400 Main St

    Property type
    Office Properties & Spaces
    APN
    1124408007
    APU
    1124408007

    Description

    This exceptional commercial property, located at 400 W Main Street in West Frankfort, Illinois, presents a lucrative investment opportunity. The 1985-built single-building property sits on a prime Main Street location and includes four 10x10 offices, plus a larger general area (as seen in photos). Currently occupied by long-term tenants under a recently renewed 3-year lease, providing immediate income potential. Significant recent upgrades enhance the property's value and appeal. The roof was replaced in 2017, the air conditioner was replaced 5-7 years ago, and a new heater was installed in 2024. Further enhancing the property's attractiveness, new carpeting and fresh paint have been recently completed. The property is zoned commercial and offers a stable income stream with the existing lease. This is an ideal investment for those seeking a turnkey commercial property in a desirable location with a proven track record. The asking price is $150,000. The property's address is 400 W Main Street, West Frankfort, IL 62896.

    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
    West Frankfort
    County
    Franklin
    State
    Illinois
    Longitude
    -88.9332
    Latitude
    37.8978

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $4,736
    $6,560
    $43,655
    $50,215
    -
    $19,680
    $130,965
    $150,645

    Comparable in this City

    • Value Estimation by Request

      W

      OFFICE (GENERAL)
      W, Frankfort, IL 62896
      View Details
    • Value Estimation by Request

      Parkhill

      OFFICE (GENERAL)
      Parkhill, West Frankfort, IL 62896
      View Details
    • Value Estimation by Request

      714 8th St

      OFFICE (GENERAL)
      714 8th St, West Frankfort, IL 62896-1362
      View Details
    • Value Estimation by Request

      511 Douglas St

      OFFICE (GENERAL)
      511 Douglas St, West Frankfort, IL 62896-2011
      View Details
    • Value Estimation by Request

      101 Douglas St

      OFFICE (GENERAL)
      101 Douglas St, West Frankfort, IL 62896-2602
      View Details
    • Value Estimation by Request

      208 Logan St

      OFFICE (GENERAL)
      208 Logan St, West Frankfort, IL 62896-2315
      View Details

    Similar Nearby for Sale

    • $165,000

      Commercial Property on Route 37

      Highly visible commercial property suitable for various business uses.
      401 S Logan St, West Frankfort, IL 62896
      View Details
    • $450,000

      West Frankfort Commercial Property

      Restaurant Space, Great Location, IL
      1105 Main St, West Frankfort, IL 62896
      View Details
    • $265,000
      13,027 SF

      West Frankfort Medical Office Building

      13,000 SF Medical Office, $265,000
      2500 St Louis St, West Frankfort, IL 62896
      View Details
    • $165,000
      800 SF

      Commercial Land in West Frankfort

      Prime commercial location with high visibility and easy access.
      401 S Logan St, West Frankfort, IL 62896
      View Details
    • Contact for pricing
      0.21 Acres

      Residential Lot in West Frankfort

      Residential lot in West Frankfort, Illinois, near Rend Lake.
      108 N Cherry St, West Frankfort, IL 62896
      View Details
    • Contact for pricing
      0.18 Acres

      Residential Lot in West Frankfort

      0.183-acre residential lot, zoned R-1, build your dream home.
      210 E 4Th St, West Frankfort, IL 62896
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    400 Main St
    West Frankfort, IL 62896-2229
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Create New Password
    • At least 8 characters
    • Contains both letters and numbers
    • Contains uppercase and lowercase letters
    • At most 32 characters
    • Password required
    • Password reset link has expired. Please request a new one.