Fully Occupied Strip
For Sale
$3,295,000
116 W Agency Rd, West Burlington, IA 52655
Established tenancy includes national and regional retail and service operators.
Property Size12,000 SF
Price / SF$274.58
Days on Market139
Property Features for 116 W Agency Rd
General Information
Standard status
Active
Size
12,000 SF
Property subtype
Commercial
Occupancy
100%
Net Operating Income
$273,406
Building Details
Year Built
2003
Tenancy
Multi
Listing Agency:
NAI Ruhl Commercial Company
(563) 355-4000
Listed By:
Shawn Langan · License #S62759000
Source:
Searchillinoishomesforsale
Added: Apr 14
Changed: Aug 29
Last Checked: Aug 25 at 7:45AM
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 NAI Ruhl Commercial Company
Investment Insights
Based on property information with market context.
This approximately 12,000 SF strip mall was built in 2003 and is fully occupied by a diverse roster of retail and service tenants. The tenant lineup includes Subway, Verizon Wireless, 4 Seasons Nails, GameStop, Great Clips, OneMain Financial, and UScellular, providing a mix of national and regional operators within one commercial property.
The center is located at 116 W Agency Rd in West Burlington, Iowa, along the Agency Road retail corridor. The property is near Westland Mall and surrounded by retailers, restaurants, hotels, and service businesses, placing it within an established commercial setting. Ample parking and the existing tenant configuration support the property’s current retail use.
The center is located at 116 W Agency Rd in West Burlington, Iowa, along the Agency Road retail corridor. The property is near Westland Mall and surrounded by retailers, restaurants, hotels, and service businesses, placing it within an established commercial setting. Ample parking and the existing tenant configuration support the property’s current retail use.
Key Highlights
- Approximately 12,000 SF strip mall
- Fully occupied by national and regional retail and service tenants
- Tenant roster includes Subway, Verizon Wireless, GameStop, Great Clips, and UScellular
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
$141,281
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
4.29%
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%
$2,825,620
$2.8M
Cap Rate 7%
$2,018,300
$2.0M
Cap Rate 9%
$1,569,789
$1.6M
Market Conditions
NOI Build-Up for 12,000 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
$210.2K $17.52/SF
− Vacancy
−$8.4K −$0.70/SF
EGI
$201.8K $16.82/SF
− OpEx
−$60.5K −$5.05/SF
NOI
$141.3K $11.77/SF
Area
Des Moines County, IA
Vacancy
4.00%
Lease Rate
$17.52 /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%
$2,825,620
Cap Rate 7%
$2,018,300
Cap Rate 9%
$1,569,789
Alternative Uses
Best Use
Retail
$2.02M
$1.77M – $2.35M
NOI $141,281 @ 7.0% cap · market cap 4.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.00M
$2.62M – $3.50M
NOI $209,904 @ 7.0% cap · market cap 6.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
318
Businesses Nearby
239k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 34%
Home Improvements & Furnishings 30%
Apparel 16%
Shops & Services 12%
Walmart
Superstores
81,397 visits/mo
0.3 miles
Menards
Home Improvements & Furnishings
40,504 visits/mo
0.4 miles
Kohl's
Apparel
29,600 visits/mo
0.3 miles
Lowe's
Home Improvements & Furnishings
21,807 visits/mo
0.4 miles
Dollar Tree
Shops & Services
15,238 visits/mo
0.2 miles
Demographics for 52655, IA
4,438
Population
1,874
Households
2.4
Avg Household Size
45
Median Age
23%
College-Educated
93%
High-School Grad
17.5 sq mi
ZIP Area
254
Density / Sq Mi
$54,405
Median Household Income
$29,458
Median Earnings
$826
Median Rent
$138,700
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Strip mall - Established tenancy includes national and regional retail and service operators.
Where is this strip mall located?
The property is located at 116 W Agency Rd West Burlington, IA.
What is the asking price?
The asking price for this property is $3,295,000.
What are key features of this property?
This property features: Approximately 12,000 SF strip mall; Fully occupied by national and regional retail and service tenants; Tenant roster includes Subway, Verizon Wireless, GameStop, Great Clips, and UScellular
