ADA-Compliant Highway-Front Office
For Sale
$399,900
1004 S Jefferson Way, Indianola, IA 50125
ADA-compliant office building with private offices, reception, showroom, and a full kitchen, plus strong highway exposure.
Property Size1,932 SF
Price / SF$206.99
Days on Market49
Property Features for 1004 S Jefferson Way
General Information
Standard status
Active
Size
1,932 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
ADA-compliant
private offices
reception area
showroom
full kitchen
storage
detached two-car garage
Building Details
Year Built
1900
Listing Agency:
Iowa Realty Indianola
Listed By:
Josh Baker · License #S66145000
(515) 453-6600
Source:
Mistysoldteamiowa
Added: Jul 29
Changed: Sep 8
Last Checked: Sep 14 at 4:21PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Iowa Realty Indianola
Investment Insights
Based on property information with market context.
This ADA-compliant office building is designed for multiple business uses and features a versatile layout with five or more private office spaces, a reception/entry area, a spacious showroom, a full kitchen, and abundant storage throughout. The property’s functional interior layout supports professional services, office use, retail, or other mixed business needs.
Set on just over one-half acre, the building offers approximately 100 feet of highly visible highway frontage a few blocks from the major intersection of 65/69 (Jefferson Way) & Highway 92 (2nd Ave). The detached two-car garage provides additional storage or workspace, and the generous lot supports ample parking and room for future expansion.
Additional land totaling 12 acres m/l to the east is available if desired. An adjoining property at 1008 S. Jefferson Way is also available for purchase to create a larger commercial footprint with expanded highway exposure.
Set on just over one-half acre, the building offers approximately 100 feet of highly visible highway frontage a few blocks from the major intersection of 65/69 (Jefferson Way) & Highway 92 (2nd Ave). The detached two-car garage provides additional storage or workspace, and the generous lot supports ample parking and room for future expansion.
Additional land totaling 12 acres m/l to the east is available if desired. An adjoining property at 1008 S. Jefferson Way is also available for purchase to create a larger commercial footprint with expanded highway exposure.
Key Highlights
- ADA‑compliant office building with five or more private office spaces and a reception/entry area
- Spacious showroom plus full kitchen and abundant storage throughout
- Approximately 100 feet of highly visible highway frontage near 65/69 (Jefferson Way) & Highway 92 (2nd Ave)
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
$25,456
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
6.37%
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%
$509,120
$509.1K
Cap Rate 7%
$363,657
$363.7K
Cap Rate 9%
$282,844
$282.8K
Market Conditions
NOI Build-Up for 1,932 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
$42.4K $21.96/SF
− Vacancy
−$8.5K −$4.39/SF
EGI
$33.9K $17.57/SF
− OpEx
−$8.5K −$4.39/SF
NOI
$25.5K $13.18/SF
Area
Warren County, IA
Vacancy
20.00%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
25.00%
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%
$509,120
Cap Rate 7%
$363,657
Cap Rate 9%
$282,844
Alternative Uses
Best Use
Office B
$363.7K
$318.2K – $424.3K
NOI $25,456 @ 7.0% cap · market cap 6.37%
Second Best
Retail
$355.0K
$310.6K – $414.2K
NOI $24,850 @ 7.0% cap · market cap 6.21%
Theoretical Best
Flex RnD
$1.86M
$1.63M – $2.17M
NOI $130,186 @ 7.0% cap · market cap 32.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
210
Businesses Nearby
Explore this area
Business Placement
Demographics for 50125, IA
20,906
Population
8,039
Households
2.6
Avg Household Size
39
Median Age
34%
College-Educated
97%
High-School Grad
162.4 sq mi
ZIP Area
129
Density / Sq Mi
$86,463
Median Household Income
$42,822
Median Earnings
$975
Median Rent
$248,700
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Midwest region
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Frequently Asked Questions
What type of property is this?
Office building - ADA-compliant office building with private offices, reception, showroom, and a full kitchen, plus strong highway exposure.
Where is this office building located?
The property is located at 1004 S Jefferson Way Indianola, IA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: ADA‑compliant office building with five or more private office spaces and a reception/entry area; Spacious showroom plus full kitchen and abundant storage throughout; Approximately 100 feet of highly visible highway frontage near 65/69 (Jefferson Way) & Highway 92 (2nd Ave)
