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    823 W Main St Thomson, IL 61285
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    823 W Main St Thomson, IL 61285

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    • Retail space
    • 0.14 lot acres
    For Sale
    $227,900
    View Listing →
    Mixed-Use Property in Thomson, IL For Sale
    $227,900
    4,736 SF

    Mixed-Use Property in Thomson, IL

    Mixed-use property with residential units and commercial space for sale.

    823 W Main Street, Thomson, IL 61285
    View Listing
    Property ID
    US28-3603415
    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.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • US Army Engineer District / Campground & RV Park

    Property Details for 823 W Main St

    Lot size
    0.14 lot acres
    Property type
    Retail space
    APN
    12-12-25-201-023
    APU
    121225201023

    Description

    This exceptional 4,736 square foot mixed-use property in Thomson, Illinois presents a unique investment opportunity. Located on Main Street, this well-maintained 1998-built building offers a blend of commercial and residential space. The commercial area boasts a finished storefront with offices and a lobby, complemented by a rear garage, workshop, storage, and laundry facilities. Previously occupied by the Army Corps of Engineers, this space is ideal for a business needing both a professional front and ample storage. The property also includes two separate residential units, each featuring two bedrooms and one bathroom with an open kitchen and living area. Each unit offers independent utilities (water, gas, and electric). An additional adjoining lot enhances the property's potential. This property is perfect for an owner-operator seeking a combined living and working space, or an investor looking for rental income from both the commercial and residential components. Thomson's prime location offers access to abundant outdoor recreational activities, including hunting and fishing on the Mississippi River, making this an attractive proposition for outdoor enthusiasts. The property's versatility and location make it a compelling investment opportunity in a thriving community.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

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

    Location Insight

    • Map
    • Local Demand
    City
    Thomson
    County
    Carroll
    State
    Illinois
    Longitude
    -90.1007
    Latitude
    41.9585

    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
    $4,445
    $2,100
    $47,009
    $49,109
    -
    $6,306
    $141,168
    $147,474

    Comparable in this City

    • Value Estimation by Request
      0.14 Acres

      809 Main St

      RETAIL STORES (PERSONAL SERVICES) • 0.14 Acres
      809 Main St, Thomson, IL 61285-7776
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    • Value Estimation by Request
      0.14 Acres

      822 Main St

      RETAIL STORES (PERSONAL SERVICES) • 0.14 Acres
      822 Main St, Thomson, IL 61285-7776
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    • Value Estimation by Request
      572 SF

      831 Main St

      RETAIL STORES (PERSONAL SERVICES) • 572 SF
      831 Main St, Thomson, IL 61285-7776
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    • Value Estimation by Request
      0.29 Acres

      1904 Illinois Rte 84

      RETAIL STORES (PERSONAL SERVICES) • 0.29 Acres
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      View Details
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      0.07 Acres

      815 Main St

      RETAIL STORES (PERSONAL SERVICES) • 0.07 Acres
      815 Main St, Thomson, IL 61285-7776
      View Details
    • Value Estimation by Request
      0.07 Acres

      816 Main St

      RETAIL STORES (PERSONAL SERVICES) • 0.07 Acres
      816 Main St, Thomson, IL 61285-7776
      View Details

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      4,736 SF

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      823 W Main St, Thomson, IL 61285
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    View Listing
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    Thomson, IL 61285
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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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