3556 Marnie Avenue Waterloo, IA 50701
COMMERCIAL - Waterloo, IA
Property Features for 3556 Marnie Avenue
General Information
- Property type
- Commercial Sale
- Property subtype
- Other
- Zoning
- Comm
- Standard status
- Active
- APN
- 881306426059
- Size
- 30,080 SF
- Lot size
- 5.19 Acres
Taxes and HOA fees
- Tax Description
- Cedar Valley Crossing Lot 3 Lot 4
- Tax Annual Amount
- 70441
Building Details
- Year built
- 2023
- Flooring type
- Concrete
- Building materials
- Pre Eng Steel
- Roof type
- Metal
Listing agent Trev Adair License #322502720 (319) 350-9476
Listing office Pinnacle Realty LLC 1110 Dina Ct Suite A, Cedar Rapids, IA (319) 393-0900
Listing date Jan 29, 2025
Copyright © 2026 Cedar Rapids Area Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
The property is located at a high-traffic intersection of Hwy 20 and Hwy 63 in Waterloo, Iowa, at 3556 Marnie Avenue. Security features include perimeter fencing, an automated gate, and high-definition security cameras. Financial information notes occupancy of 91.08% for indoor space and 70.09% for outdoor space, with NOI of $253,289.84. The listing also references a 15-year TIF package (90% for the first 10 years, then 60% thereafter) and monthly CPA-updated financials. Seller financing is available, and owners are open to remaining for operations post-sale at below-market management rates.
Key Highlights
- Self‑storage complex built in 2023 with 280 total units and 78,760 SF of leasable space on 5.19 acres
- Phase 1 opened October 2023: 28,800 SF indoor storage with 157 drive‑up units (10x15, 10x20, 10x30)
- Outdoor storage includes 48,680 SF parking with 122 spaces (10x40)
Local Financial Insights For Self Storage
Simulate Cap Rate and NOI
NOI Build-Up
- Vacancy
- income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
- EGI (Effective Gross Income)
- gross rent minus vacancy losses — the realistic income before paying operating costs.
- OpEx (Operating Expenses)
- recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
- NOI (Net Operating Income)
- income a property generates after operating costs but before financing and taxes.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $541.4k | $18.00 |
| − Vacancy | −$27.1k | −$0.90 |
| EGI | $514.4k | $17.10 |
| − OpEx | −$154.3k | −$5.13 |
| NOI | $360.1k | $11.97 |
