Facts · 8595 US Highway 51, Cobden, Illinois
8595 US Highway 51 N, Cobden, IL 62920 · Buyer fact sheet · Offered at $749,000 · MLS 12654129 · Lindsay Hill, RE/MAX Ultimate Professionals, 815-546-5625 · verified 1 Oct 2026
Buyer decision center
Every figure, with its source and date.
Open any line for its basis, sources and the date it was checked. Conflicting records are shown side by side, and anything not yet determined is marked that way.
Not yet settled
- Acreage (listing) 26.10 acres Records differ
- Floor area (floor plan) 4,228 sq ft Records differ
- Floor area (assessor) 4,117 sq ft Records differ
- Levels Main level with open loft; three levels of decks and patio below Records differ
- Water Public water (per Zillow / Redfin) Unverified
- Sewer Septic (per Zillow / Redfin) Unverified
- Electric service Provider and service capacity not identified Not determined
- Jurisdiction Unincorporated Union County (no Village of Cobden levy appears on the tax bill) Unverified
- Zoning Not determined Records differ
- Flood zone Not determined for the building parcel Not determined
Identity and offering
Address8595 US Highway 51 N, Cobden, IL 62920Verified
CountyUnion County, IllinoisVerified
Sources S-01 Union County Assessor / Treasurer · as of 4 Sep 2026
MLS number12654129Verified
Listing statusActivePer listing
Asking price$749,000Per listing
Price per marketed sq ft$125Derived
Basis $749,000 ÷ approx. 6,000 sq ft marketed area
Note Uses the marketed 6,000 sq ft, which is unreconciled with the 4,228 sq ft plan total.
Sources S-02 realty.com · as of 1 Oct 2026
Property typeCommercial — hospitality / retail (listed as Retail)Per listing
Sources S-02 realty.com · as of 25 Sep 2026
Legal description (abbreviated)Section 8, Township 11 South, Range 1 WestVerified
Sources S-01 Union County Assessor / Treasurer · as of 4 Sep 2026
Map coordinate37.584104, −89.237786Verified
Basis placed on the map from the street address; approximate, not a survey or parcel center
Sources S-06 Esri · as of 13 Sep 2026
Land and parcels
Acreage (listing)26.10 acresRecords differ
Basis listing lot-size field
Note Brochure says 26 acres. Assessor parcels held by the same owner total 27.14 acres across three PINs (23.23 + 3.16 + 0.75). Which PINs convey must be confirmed in the contract.
Sources S-02 realty.com; S-09 Lindsay Hill, RE/MAX Ultimate Professionals · as of 25 Sep 2026
Building parcel (assessor)23.23 acresVerified
Basis assessor record for building parcel 04-08-02-129-A5 (cropland 2.49, homesite 1.00, other farmland 19.74)
Sources S-01 Union County Assessor / Treasurer · as of 4 Sep 2026
Parcels held by the owner of record3 parcels, 27.14 acresVerified
- 04-08-02-129-A5 · 23.23 ac · Building parcel
- 04-08-02-129-A6 · 0.75 ac · Farmland strip east of highway
- 04-08-02-143-B1 · 3.16 ac · Farmland east of highway
Basis assessor records, 2025 tax year; parent parcels 129-A2 and 143-B were split in 2025
Note Listing sites cite retired parent PINs (129-A1, 129-A2, 143-B). The adjacent 42.02-acre parcel 129-A4 (six mobile homes) sold in 2025 to a different owner and is NOT part of this offering.
Sources S-01 Union County Assessor / Treasurer; S-18 Union County Assessor · as of 4 Sep 2026
Flood zoneNot determined for the building parcelNot determined
Basis a LoopNet record shows 'Zone B/X' for the retired farmland PIN 143-B only; no FEMA flood determination has been obtained for the building parcel (129-A5)
Sources S-04 LoopNet · as of 20 Sep 2026
Building
Floor area (floor plan)4,228 sq ftRecords differ
Basis dimensioned floor plan provided by the listing agent: 1st floor 3,520 + 2nd floor 708. The plan's own note excludes the 468 sq ft screened porch, 60 sq ft storage, 20 sq ft fireplace, 125 sq ft low-ceiling and 667 sq ft open-to-below areas.
Sources S-08 Listing agent · as of 8 Jun 2026
Floor area (assessor)4,117 sq ftRecords differ
Basis assessor main structure, one story, grade C; porches 320 + 638 sq ft listed separately
Sources S-01 Union County Assessor / Treasurer · as of 4 Sep 2026
Entertaining space (marketed)approx. 6,000 sq ftSeller-reported
Year built2009Verified
LevelsMain level with open loft; three levels of decks and patio belowRecords differ
Construction (observed)Post-frame lodge, standing-seam metal roof, board-and-batten siding over stone wainscot, tongue-and-groove pine ceilings, two stone fireplacesObserved
Outbuildings5 listedVerified
- Pole-frame building · 1,200 sq ft · four sides closed; photographed with two overhead doors
- Shed · 280 sq ft
- Carport · 320 sq ft
- Detached garage · on the assessor list; size not recorded
- Covered outdoor stage · not recorded · photographed at the foot of the terraced lawn; inclusion to be confirmed
Basis assessor improvement list and the listing drone photography
Sources S-01 Union County Assessor / Treasurer; S-10 Listing agent · as of 4 Sep 2026
Systems and kitchen
Commercial kitchenFull commercial kitchen: hood with suppression line, range and convection ovens, refrigerated prep line, three-compartment sinks, commercial dishwasher, walk-in cooler, dry storageObserved
Heating and coolingZoned central air with ceiling fansSeller-reported
WaterPublic water (per Zillow / Redfin)Unverified
Basis Zillow and Redfin records; not confirmed with the utility
Sources S-11 Zillow / Redfin · as of 20 Sep 2026
SewerSeptic (per Zillow / Redfin)Unverified
Basis Zillow and Redfin records; capacity and permit not on file
Sources S-11 Zillow / Redfin · as of 20 Sep 2026
Electric serviceProvider and service capacity not identifiedNot determined
Basis no record located
Sources none on file · as of 25 Sep 2026
Taxes
Property tax, 2025$7,339.26Verified
Basis 2025 tax bill, parcel 04-08-02-129-A5: equalized assessed value (EAV) $146,440 × tax rate 5.01178%; first installment paid 25 Jul 2026, second installment due 6 Oct 2026
Sources S-01 Union County Assessor / Treasurer · as of 4 Sep 2026
Property tax, 2024$7,555.38Verified
Basis 2024 tax bill on the former parent parcel 04-08-02-129-A2 (26.10 ac); rate 5.325190
Sources S-01 Union County Assessor / Treasurer · as of 4 Sep 2026
Tax history6 years on recordVerified
- 2025: $7,339.26 · parcel 129-A5 (23.23 ac)
- 2024: $7,555.38 · parcel 129-A2 (26.10 ac)
- 2023: $7,169.47 · parcel 129-A2
- 2022: $7,037.16 · parcel 129-A2
- 2021: $6,700.57 · parcel 129-A2
- 2020: $6,515.98 · parcel 129-A2
Basis assessor tax history; the two small farmland PINs add $15.54 for 2025
Sources S-01 Union County Assessor / Treasurer · as of 4 Sep 2026
2025 composite tax rate5.01178 per $100 EAVVerified
Basis Cobden Unit School District 17 2.848500 · County of Union 1.217170 · Shawnee Community College 531 0.644050 · Stinson Memorial Library 0.156310 · County Unit Road District 0.145750
Sources S-01 Union County Assessor / Treasurer · as of 4 Sep 2026
Tax caveatThe current bill reflects a residential (homesite-dwelling) classification and an EAV of $146,440. A sale at the asking price would typically be followed by reassessment; buyers should model taxes on their own EAV assumptions rather than on the current bill.Note
Sources S-01 Union County Assessor / Treasurer · as of 25 Sep 2026
Zoning and jurisdiction
JurisdictionUnincorporated Union County (no Village of Cobden levy appears on the tax bill)Unverified
Basis inference from the taxing districts on the 2025 bill; a written zoning determination has not been obtained
Sources S-01 Union County Assessor / Treasurer · as of 4 Sep 2026
ZoningNot determinedRecords differ
Basis listings disagree: 'R-2' (Crexi/LoopNet), 'OTHER' (realty.com). The Village of Cobden publishes districts A-1, B-1, B-2, M-1, R-1 and R-2, but the parcel appears to lie outside village limits. Union County's zoning status for this parcel and the permitted-use list for hospitality, assembly or lodging are open items.
Sources S-02 realty.com; S-04 LoopNet; S-07 Village of Cobden; S-01 Union County Assessor / Treasurer · as of 25 Sep 2026
Access and traffic
US 51 traffic (annual average)5,800Verified
Basis Illinois DOT 2025 annual average daily traffic on the US 51 segment at the property entrance; includes 625 heavy commercial vehicles a day
Sources S-05 Illinois Department of Transportation · as of 2025
Heavy commercial traffic625Verified
Basis IDOT 2025 HCV AADT, same segment
Sources S-05 Illinois Department of Transportation · as of 2025
Airports2 airportsVerified
- Southern Illinois Airport (MDH), Carbondale–Murphysboro ↗
- Veterans Airport of Southern Illinois (MWA), Marion — scheduled airline service ↗
Sources S-12 Southern Illinois Airport Authority; S-16 Southern Illinois University · as of 13 Sep 2026
Recorded transfers
Recorded transfers2 recorded transfersVerified
- 1 Mar 2021 · $525,000 · Parcel 129-A2 (26.10 ac with building) — bank-owned sale to a private LLC
- 1 Jan 2025 · $515,000 · Parcels 129-A1 + 143-B + part of 129-A2 (42.02 ac; mobile homes and farmland, NOT the lodge) — sold to a third party and re-numbered 129-A4
Basis assessor transfer history. Listing portals show the 2025 $515,000 sale as if it were this property; it was the adjacent land.
Sources S-01 Union County Assessor / Treasurer; S-18 Union County Assessor · as of 4 Sep 2026
Questions buyers ask
Why are there three different square-footage figures?
The dimensioned floor plan measures 4,228 sq ft of interior floor (3,520 main + 708 loft) and deliberately excludes the 468 sq ft enclosed porch, storage, the fireplace, low-ceiling and open-to-below areas. The assessor records 4,117 sq ft for the main structure plus two porches of 320 and 638 sq ft. The listing's 'approximately 6,000 sq ft of entertaining space' has no stated basis and most likely counts porch and deck areas. Treat 4,228 sq ft as the conditioned interior until a measured survey says otherwise.
How many acres actually convey?
The listing says 26.10 acres. The owner of record holds three parcels totaling 27.14 acres (23.23 with the lodge, plus 3.16 and 0.75 acres of farmland east of the highway). Listing sites still quote retired parcel numbers from before a 2025 split. Ask for the legal description in the contract and a plat.
Is the property zoned for a venue, restaurant or lodging?
Unknown. Listing feeds disagree ('R-2', 'OTHER'), and the tax bill suggests the parcel sits outside the Village of Cobden, in unincorporated Union County. Obtain a written zoning determination and the permitted-use list before committing to an operating plan, and confirm assembly capacity, fire and life-safety, accessibility, health, liquor and outdoor-sound requirements for the use you intend.
What did the property last sell for?
Listing portals show a February 2025 sale at $515,000. That transfer was the adjacent 42-acre parcel with mobile homes and farmland — not the lodge. The lodge parcel's last recorded transfer was a bank-owned sale on 1 March 2021 at $525,000 (26.10 acres at the time).
Are the six concepts approved uses?
No. They are illustrative directions built from the property's physical assets. Every rendering is labeled as a concept, is paired with the original photograph it was drawn from, and implies no approval, capacity, cost or performance.
What about the equipment, the stage and the pond?
The kitchen equipment, bar fixtures, stage, pond and outbuildings are visible in the photography but their inclusion in the sale has not been confirmed in writing. Request an inventory of what conveys.
Is there foot-traffic or visitor data?
No reliable published count exists, and none is inferred here. The 5,800 vehicles-a-day figure describes US 51 at the access point, not visits to the property.
Sources
21 sources, with publisher and retrieval date
- S-01 Union County, Illinois property record — parcel 04-08-02-129-A5 ↗ · Union County Assessor / Treasurer · retrieved 7 Sep 2026
- S-02 Listing 12654129 — 8595 US Highway 51, Cobden IL 62920 (MLS listing) ↗ · realty.com · retrieved 25 Sep 2026
- S-03 Listing 12654129 — 8595 US Highway 51, Cobden IL (MLS listing, price and remarks) ↗ · Century 21 Commercial · retrieved 25 Sep 2026
- S-04 Historical listing 27509157 — 8595 US Highway 51 N (prior marketing) ↗ · LoopNet · retrieved 20 Sep 2026
- S-05 Annual average daily traffic counts, US 51 and nearby roads ↗ · Illinois Department of Transportation · retrieved 13 Sep 2026
- S-06 Map location of the property, placed from its street address (approximate) · Esri · retrieved 13 Sep 2026
- S-07 Village of Cobden Revised Code — Chapter 40 Zoning ↗ · Village of Cobden · retrieved 20 Sep 2026
- S-08 Dimensioned floor plans (1st floor, 2nd floor, all floors) · Listing agent · retrieved 7 Sep 2026
- S-09 Property brochures (two sheets), from the listing agent · Lindsay Hill, RE/MAX Ultimate Professionals · retrieved 7 Sep 2026
- S-10 Property photography and drone photography (14 May 2026) · Listing agent · retrieved 7 Sep 2026
- S-11 Listing-portal records (Zillow, Redfin) — utilities fields ↗ · Zillow / Redfin · retrieved 20 Sep 2026
- S-12 Southern Illinois Airport ↗ · Southern Illinois Airport Authority · retrieved 13 Sep 2026
- S-13 Local event-services research (13 categories) · Compiled for this listing · retrieved 11 Sep 2026
- S-14 USGS The National Map — topographic maps and aerial imagery ↗ · U.S. Geological Survey · retrieved 13 Sep 2026
- S-16 Veterans Airport of Southern Illinois — travel planning ↗ · Southern Illinois University · retrieved 13 Sep 2026
- S-17 Concept renderings and buyer briefs — six directions, created from the listing photographs with generative AI · Prepared for this listing · retrieved 3 Oct 2026
- S-18 Union County parcel record — adjacent parcel 04-08-02-129-A4 and retired parents 129-A1, 129-A2, 143-B ↗ · Union County Assessor · retrieved 7 Sep 2026
- S-19 Google Maps — directions ↗ · Google · retrieved 25 Sep 2026
- S-20 Illinois DNR — Giant City State Park ↗ · Illinois Department of Natural Resources · retrieved 13 Sep 2026
- S-22 Listing 12654129 — 8595 US Highway 51, Cobden IL 62920 (MLS listing, list price $749,000, status Active) ↗ · Mosaic Realty IL · retrieved 1 Oct 2026
- S-23 Listing 12654129 — 8595 US Highway 51, Cobden IL 62920 (MLS listing, list price $749,000, status Price Change) ↗ · AR Home Realty · retrieved 1 Oct 2026