Car Wash with Recent
New
For Sale
Contact for pricing
1221 N 25th St, Council Bluffs, IA 51501
Neighborhood car wash featuring recent capital improvements and an established operating history.
Property Size3,600 SF
Price / SF$111.11
Days on Market3
Property Features for 1221 N 25th St
General Information
Standard status
Active
Size
3,600 SF
Property subtype
Retail, Industrial
Additional Details
Business Included
Yes
Building Details
Year Built
1981
Listing Agency:
Transworld Business Advisors Omaha
Listed By:
John Fullerton · License #NE 20200021
Source:
Crexi
Added: Aug 31
Changed: Sep 1
Last Checked: Sep 1 at 10:11PM
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 Transworld Business Advisors Omaha
Investment Insights
Based on property information with market context.
This car wash property includes a 3,600-square-foot facility constructed in 1981. Recent capital improvements have been completed, and the operation is described as requiring limited owner oversight. The business serves commuters and local residents from its neighborhood setting in Council Bluffs.
Located at 1221 N 25th St, the property combines an established vehicle-care operation with an existing physical facility. The business is currently operated mostly absentee, providing a defined operating structure for a prospective owner.
Located at 1221 N 25th St, the property combines an established vehicle-care operation with an existing physical facility. The business is currently operated mostly absentee, providing a defined operating structure for a prospective owner.
Key Highlights
- 3,600‑square‑foot car wash facility
- Originally constructed in 1981
- Recent capital improvements completed
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
$35,717
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
8.93%
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%
$714,340
$714.3K
Cap Rate 7%
$510,243
$510.2K
Cap Rate 9%
$396,856
$396.9K
Market Conditions
NOI Build-Up for 3,600 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
$55.7K $15.48/SF
− Vacancy
−$4.7K −$1.31/SF
EGI
$51.0K $14.17/SF
− OpEx
−$15.3K −$4.25/SF
NOI
$35.7K $9.92/SF
Area
Pottawattamie 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%
$714,340
Cap Rate 7%
$510,243
Cap Rate 9%
$396,856
Alternative Uses
Best Use
Specialty Retail
$546.7K
$478.4K – $637.8K
NOI $38,268 @ 7.0% cap · market cap 9.57%
Second Best
Retail
$510.2K
$446.5K – $595.3K
NOI $35,717 @ 7.0% cap · market cap 8.93%
Theoretical Best
Office A
$687.5K
$601.6K – $802.1K
NOI $48,127 @ 7.0% cap · market cap 12.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
118
Businesses Nearby
6k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Cenex
Shops & Services
6,323 visits/mo
0.1 miles
Demographics for 51501, IA
34,906
Population
15,217
Households
2.3
Avg Household Size
38
Median Age
17%
College-Educated
86%
High-School Grad
23.9 sq mi
ZIP Area
1,461
Density / Sq Mi
$59,314
Median Household Income
$40,229
Median Earnings
$997
Median Rent
$140,400
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Car wash - Neighborhood car wash featuring recent capital improvements and an established operating history.
Where is this car wash located?
The property is located at 1221 N 25th St Council Bluffs, IA.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: 3,600‑square‑foot car wash facility; Originally constructed in 1981; Recent capital improvements completed
