Building Details

Year Built 1980

Construction brick

Listing Agency: Commercial Realty Iowa City, LLC Show Phone

Listed By: Lydia Fitzgerald Show Phone

Source: Pinnaclerealtyia

Added: Sep 22 Last Checked: Sep 22 at 1:38PM

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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 Commercial Realty Iowa City, LLC

Investment Insights

Based on property information with market context.

This 1,600-square-foot office building was constructed in 1980 with all-brick exterior construction. The interior includes private offices, a reception area, conference space, storage, carpeted areas, display windows, two bathrooms, and abundant natural light. The layout provides a practical setting for an office user seeking defined work areas and customer-facing space.

The property is located at 109 Main Street N in Wheatland, Iowa, with the local schools positioned at the end of the street. The site carries commercial zoning, and the building’s street-facing display windows support visibility for an office or service-oriented operation.

Key Highlights

• 1,600‑square‑foot office building constructed in 1980
• All‑brick building with natural light throughout
• Private offices, reception area, and conference space

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

$10,479

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

5.99%

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%

$209,580 $209.6K

Cap Rate 7%

$149,700 $149.7K

Cap Rate 9%

$116,433 $116.4K

Market Conditions

NOI Build-Up for 1,600 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

$18.4K $11.52/SF

− Vacancy

−$4.5K −$2.79/SF

EGI

$14.0K $8.73/SF

− OpEx

−$3.5K −$2.18/SF

NOI

$10.5K $6.55/SF

Area

Clinton County, IA

Vacancy

24.20%

Lease Rate

$11.52 /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%

$209,580

Cap Rate 7%

$149,700

Cap Rate 9%

$116,433

Alternative Uses

Best Use

Office B

$149.7K

$131.0K – $174.7K (±1% cap)

NOI $10,479 @ 7.0% cap · market cap 5.99%

Second Best

—

—

no second resolved use

Theoretical Best

Specialty Retail

$235.3K

$205.9K – $274.5K (±1% cap)

NOI $16,470 @ 7.0% cap · market cap 9.41%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Office buildings

Suggested Use

Top Pick Grocery & Convenience Store Storage Facility Big Box & Wholesale Store Cafe & Coffee Shop Florist Auto Parts Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

75

Businesses Nearby

Explore this area Business Placement

Demographics for 52777, IA

1,322

Population

618

Households

2.1

Avg Household Size

42

Median Age

14%

College-Educated

94%

High-School Grad

55.8 sq mi

ZIP Area

24

Density / Sq Mi

$47,250

Median Household Income

$33,510

Median Earnings

$788

Median Rent

$142,600

Median Home Value

Market

Vacancy Rate% for Office in Midwest region

13.7% 2019

15.6% 2020

17.1% 2021

18.9% 2022

21% 2023

22% 2024

21.3% 2025

Questions? Ask Rey

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What type of property is this? Where is this office buildings located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Office building - Small commercial office property with private rooms, meeting space, display windows, and two bathrooms.

Where is this office building located?

The property is located at 109 Main Street N Wheatland, IA.

What is the asking price?

The asking price for this property is $175,000.

What are key features of this property?

This property features: 1,600‑square‑foot office building constructed in 1980; All‑brick building with natural light throughout; Private offices, reception area, and conference space