Office Building with Modern
For Sale
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12119 Stratford Dr, Clive, IA 50325
Well-maintained office building with private offices, collaborative workspaces, and conference rooms, plus ample onsite parking.
Property Size16,080 SF
Price / SF$195.90
Days on Market113
Property Features for 12119 Stratford Dr
General Information
Standard status
Active
Size
16,080 SF
Property subtype
OFFICE
Additional Details
Highway Access
Yes
Listing Agency:
CBRE
(515) 224-4900
Listed By:
Riley Hogan · License #F03815000
(515) 778-0739
Source:
Moodyscre
Added: May 26
Changed: Sep 12
Last Checked: Sep 15 at 9:45AM
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 CBRE
Investment Insights
Based on property information with market context.
12119 Stratford Drive is a well-maintained office building with a modern buildout designed for day-to-day business use. The space includes private offices, collaborative workspaces, and conference rooms.
The property is located just off University Avenue in Clive’s “Medical Mile” area, with immediate access to Interstate 80/35 for employees and clients. Surrounding amenities include restaurants, fitness centers, medical facilities, and retail, supported by ample onsite parking.
The property is located just off University Avenue in Clive’s “Medical Mile” area, with immediate access to Interstate 80/35 for employees and clients. Surrounding amenities include restaurants, fitness centers, medical facilities, and retail, supported by ample onsite parking.
Key Highlights
- Well‑maintained office building with private offices, collaborative workspaces, and conference rooms
- Located just off University Avenue in Clive’s “Medical Mile” area
- Immediate access to Interstate 80/35 for convenient employee and client commuting
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
$211,870
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
6.73%
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%
$4,237,400
$4.2M
Cap Rate 7%
$3,026,714
$3.0M
Cap Rate 9%
$2,354,111
$2.4M
Market Conditions
NOI Build-Up for 16,080 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
$353.1K $21.96/SF
− Vacancy
−$70.6K −$4.39/SF
EGI
$282.5K $17.57/SF
− OpEx
−$70.6K −$4.39/SF
NOI
$211.9K $13.18/SF
Area
Polk 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%
$4,237,400
Cap Rate 7%
$3,026,714
Cap Rate 9%
$2,354,111
Alternative Uses
Best Use
Office B
$3.03M
$2.65M – $3.53M
NOI $211,870 @ 7.0% cap · market cap 6.73%
Second Best
—
—
no second resolved use
Theoretical Best
Flex RnD
$15.48M
$13.54M – $18.06M
NOI $1,083,535 @ 7.0% cap · market cap 34.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,819
Businesses Nearby
Explore this area
Business Placement
Demographics for 50325, IA
18,619
Population
7,455
Households
2.5
Avg Household Size
39
Median Age
60%
College-Educated
95%
High-School Grad
7.7 sq mi
ZIP Area
2,418
Density / Sq Mi
$131,082
Median Household Income
$63,495
Median Earnings
$1,099
Median Rent
$379,000
Median Home Value
Check the figures for this property
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 - Well-maintained office building with private offices, collaborative workspaces, and conference rooms, plus ample onsite parking.
Where is this office building located?
The property is located at 12119 Stratford Dr Clive, IA.
What is the asking price?
The asking price for this property is $3,150,000.
What are key features of this property?
This property features: Well‑maintained office building with private offices, collaborative workspaces, and conference rooms; Located just off University Avenue in Clive’s “Medical Mile” area; Immediate access to Interstate 80/35 for convenient employee and client commuting
