Medical Office Space with Exam
For Sale
$1,600,000
119 Ave O W, Fort Dodge, IA 50501
Commercial Sale, Fort Dodge, IA
Property Size4,500 SF
Lot Size0.84 Acres
Price / SF$355.56
Days on Market94
Property Features for 119 Ave O W
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
60
Subdivision
Webster
Standard status
Active
Lot size
0.84 Acres
Taxes and HOA fees
Tax Annual Amount
19172
Building Details
Floors in Building
1
Listing Agency:
Kesterson Realty Inc
(515) 955-7714
Listed By:
Stephanie Bishop · License #S63299
(515) 227-8627
Added: Jun 8
Changed: Aug 19
Last Checked: Sep 9 at 1:06AM
MLS# 29988
Copyright © 2026 Fort Dodge Board 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 medical office property at 119 Ave O W in Fort Dodge includes a primary suite configured with 10 exam rooms. The layout was designed with medical and professional applications in mind and may accommodate healthcare providers, dental practices, specialty clinics, or wellness practices. A total of 4,500 square feet is identified as available for lease, and the property sits on 0.84 acres.
The building is adjacent to McDonald’s and located near the hospital, Iowa Central Community College, and a large retirement community. Its positioning and existing clinical configuration provide a practical setting for medical and service-oriented operations.
The building is adjacent to McDonald’s and located near the hospital, Iowa Central Community College, and a large retirement community. Its positioning and existing clinical configuration provide a practical setting for medical and service-oriented operations.
Key Highlights
- Primary suite includes 10 exam rooms
- 4,500 square feet available for lease
- Medical‑oriented layout for healthcare, dental, specialty clinic, or wellness uses
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
$49,331
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
3.08%
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%
$986,620
$986.6K
Cap Rate 7%
$704,729
$704.7K
Cap Rate 9%
$548,122
$548.1K
Market Conditions
NOI Build-Up for 4,500 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
$98.8K $21.96/SF
− Vacancy
−$16.6K −$3.69/SF
EGI
$82.2K $18.27/SF
− OpEx
−$32.9K −$7.31/SF
NOI
$49.3K $10.96/SF
Area
Webster County, IA
Vacancy
16.80%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
40.00%
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%
$986,620
Cap Rate 7%
$704,729
Cap Rate 9%
$548,122
Alternative Uses
Best Use
Healthcare Medical
$704.7K
$616.6K – $822.2K
NOI $49,331 @ 7.0% cap · market cap 3.08%
Second Best
Office B
$593.0K
$518.9K – $691.9K
NOI $41,513 @ 7.0% cap · market cap 2.59%
Theoretical Best
Office A
$810.9K
$709.6K – $946.1K
NOI $56,765 @ 7.0% cap · market cap 3.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
166
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 50501, IA
28,492
Population
13,198
Households
2.2
Avg Household Size
39
Median Age
20%
College-Educated
92%
High-School Grad
152.2 sq mi
ZIP Area
187
Density / Sq Mi
$66,130
Median Household Income
$36,934
Median Earnings
$779
Median Rent
$139,700
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?
Medical Office Space - Medical-oriented layout supports healthcare, dental, specialty clinic, and wellness practice uses.
Where is this medical office space located?
The property is located at 119 Ave O W Fort Dodge, IA.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: Primary suite includes 10 exam rooms; 4,500 square feet available for lease; Medical‑oriented layout for healthcare, dental, specialty clinic, or wellness uses
