Built-Out Restaurant with
For Sale
$150,000
805 12 Street, Belle Plaine, IA 52208
Commercial, Belle Plaine, IA
Property Size2,250 SF
Lot Size0.07 Acres
Price / SF$66.67
Days on Market46
Property Features for 805 12 Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
Comm.
Directions
On 12th Street in Belle Plaine
Subdivision
OT-W (West of I-380)
Standard status
Active
APN
03043625
Size
2,250 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Description
HUTTONS ADD LOT 4 BLK 5
Tax Annual Amount
654
Legal Description
HUTTONS ADD LOT 4 BLK 5
Building Details
Year built
1900
Flooring type
Wood
Building materials
Concrete Block
Listing Agency:
IOWA REALTY · Berkshire Hathaway HomeServices
(319) 393-4900
Listed By:
Andrew Hilliard
(319) 213-3243
Added: Aug 4
Changed: Aug 19
Last Checked: Sep 18 at 11:06PM
MLS# 2605508
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.
This 2,250-square-foot restaurant property includes a built-out dining and service area with wood flooring and concrete block construction. The sale includes fryers, freezers, coolers, a grill, three-compartment sink, tables, chairs, televisions, restrooms, and other furnishings. Additional space above and below the main restaurant provides storage or the ability to support another use. The electrical, plumbing, and Ansul system have been upgraded since 2025.
Located at 805 12 Street in Belle Plaine, Iowa, the property occupies a 0.07-acre site and was constructed in 1900. Commercial zoning supports its existing restaurant use. The included fixtures and equipment provide a substantial operating setup within the building.
Located at 805 12 Street in Belle Plaine, Iowa, the property occupies a 0.07-acre site and was constructed in 1900. Commercial zoning supports its existing restaurant use. The included fixtures and equipment provide a substantial operating setup within the building.
Key Highlights
- 2,250 square feet on a 0.07‑acre site
- Restaurant equipment and furnishings included
- Fryers, freezers, coolers, grill, and three‑compartment sink included
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$11,797
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.86%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$235,940
$235.9K
Cap Rate 7%
$168,529
$168.5K
Cap Rate 9%
$131,078
$131.1K
Market Conditions
NOI Build-Up for 2,250 SF
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.
Gross rent
$17.6K $7.80/SF
− Vacancy
−$697 −$0.31/SF
EGI
$16.9K $7.49/SF
− OpEx
−$5.1K −$2.25/SF
NOI
$11.8K $5.24/SF
Area
Benton County, IA
Vacancy
3.97%
Lease Rate
$7.80 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$235,940
Cap Rate 7%
$168,529
Cap Rate 9%
$131,078
Alternative Uses
Best Use
Specialty Retail
$325.6K
$284.9K – $379.9K
NOI $22,795 @ 7.0% cap · market cap 15.20%
Second Best
Retail
$303.9K
$266.0K – $354.6K
NOI $21,276 @ 7.0% cap · market cap 14.18%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
224
Businesses Nearby
17k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Belle Plaine #2
Shops & Services
9,416 visits/mo
0.2 miles
Dollar General
Shops & Services
4,370 visits/mo
0.3 miles
BP
Shops & Services
2,023 visits/mo
0.1 miles
FedEx Office Print & Ship Center
Shops & Services
904 visits/mo
0.3 miles
Carquest Auto Parts
Shops & Services
682 visits/mo
0.1 miles
Demographics for 52208, IA
2,951
Population
1,451
Households
2
Avg Household Size
45
Median Age
17%
College-Educated
95%
High-School Grad
60.7 sq mi
ZIP Area
49
Density / Sq Mi
$71,336
Median Household Income
$45,202
Median Earnings
$773
Median Rent
$119,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Includes restaurant equipment, furnishings, and adaptable space on the upper and lower levels.
Where is this conventional restaurant located?
The property is located at 805 12 Street Belle Plaine, IA.
What is the asking price?
The asking price for this property is $150,000.
What are key features of this property?
This property features: 2,250 square feet on a 0.07‑acre site; Restaurant equipment and furnishings included; Fryers, freezers, coolers, grill, and three‑compartment sink included
