Mixed-Use Office-Retail
For Sale
$1,995,000
115-119 4th St, Cedar Falls, IA 50613
Partially leased mixed-use building with off-street parking and a 3,100 sq. ft. office/retail space available for occupancy.
Property Size12,400 SF
Price / SF$160.89
Days on Market79
Property Features for 115-119 4th St
General Information
Standard status
Active
Size
12,400 SF
Property subtype
Office
Taxes and HOA fees
Annual Taxes
$45,049
Amenities
Central Air
3
Building Details
Year Built
1904
Listing Agency:
Fischels Commercial Group
(319) 830-5000
Listed By:
Chris Fischels · License #B44779000
(319) 830-5000
Source:
Xome
Added: May 25
Changed: Aug 8
Last Checked: Aug 11 at 5:26AM
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 Fischels Commercial Group
Investment Insights
Based on property information with market context.
This mixed-use office and retail building is arranged as three units, with two of the three currently leased. One office/retail space is available, totaling 3,100 sq. ft., providing flexibility for an owner-user or an additional-tenant scenario. The property includes off-street parking.
The building is located in Downtown Cedar Falls, just one block from Main St., which supports convenient access for office and retail operations.
Financial information is available upon request.
The building is located in Downtown Cedar Falls, just one block from Main St., which supports convenient access for office and retail operations.
Financial information is available upon request.
Key Highlights
- Partially leased mixed‑use building with 2 of 3 units currently leased
- 3100 sq. ft. office/retail space available for occupancy
- Off‑street parking 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
$123,026
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
6.17%
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%
$2,460,520
$2.5M
Cap Rate 7%
$1,757,514
$1.8M
Cap Rate 9%
$1,366,956
$1.4M
Market Conditions
NOI Build-Up for 12,400 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
$192.0K $15.48/SF
− Vacancy
−$16.2K −$1.31/SF
EGI
$175.8K $14.17/SF
− OpEx
−$52.7K −$4.25/SF
NOI
$123.0K $9.92/SF
Area
Black Hawk County, IA
Vacancy
8.44%
Lease Rate
$15.48 /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%
$2,460,520
Cap Rate 7%
$1,757,514
Cap Rate 9%
$1,366,956
Alternative Uses
Best Use
Retail
$1.76M
$1.54M – $2.05M
NOI $123,026 @ 7.0% cap · market cap 6.17%
Second Best
Office B
$1.16M
$1.02M – $1.35M
NOI $81,209 @ 7.0% cap · market cap 4.07%
Theoretical Best
Mixed Use
$15.54M
$13.60M – $18.14M
NOI $1,088,100 @ 7.0% cap · market cap 54.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
734
Businesses Nearby
Explore this area
Business Placement
Demographics for 50613, IA
43,667
Population
17,808
Households
2.5
Avg Household Size
32
Median Age
48%
College-Educated
97%
High-School Grad
127.6 sq mi
ZIP Area
342
Density / Sq Mi
$75,642
Median Household Income
$33,099
Median Earnings
$1,176
Median Rent
$258,300
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Partially leased mixed-use building with off-street parking and a 3,100 sq. ft. office/retail space available for occupancy.
Where is this office units located?
The property is located at 115-119 4th St Cedar Falls, IA.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: Partially leased mixed‑use building with 2 of 3 units currently leased; 3100 sq. ft. office/retail space available for occupancy; Off‑street parking included
