Fourth-Floor Office
For Sale
$1,050,000
125 S Dubuque Street Unit A, Iowa City, IA 52240
Open-plan office accommodation with private rooms, meeting areas, and building-wide elevator access.
Property Size4,720 SF
Price / SF$222.46
Days on Market853
Property Features for 125 S Dubuque Street Unit A
General Information
Standard status
Active
Size
4,720 SF
Elevators
Yes
Property subtype
Commercial
Lease Term
[]
Additional Details
Floor
4
Amenities
lobby
card key access
Building Details
Year Built
1977
Listing Agency:
Lepic-Kroeger,REALTORS
Listed By:
Jeff Edberg
(319) 364-8121
Source:
Cbhrealty
Added: May 1, 2024
Changed: Aug 31
Last Checked: Aug 31 at 12:19AM
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 Lepic-Kroeger,REALTORS
Investment Insights
Based on property information with market context.
This fourth-floor office unit at Plaza Center One offers 4,720 square feet, including its pro-rata share of assigned common area. The largely open layout includes a reception desk, 12 private offices, conference rooms, and a break room. Elevator service provides access to the suite, while the building’s first-floor lobby is open to the public from 7–5, Monday through Friday. Card-key entry is available at any time.
The property is located at 125 S Dubuque Street, Unit A, in downtown Iowa City’s Ped Mall. A 10 yr lease has been negotiated for the space. CAM charges include all utilities, and lease details are available after execution of an NDA. Plaza Center One was built in 1977.
The property is located at 125 S Dubuque Street, Unit A, in downtown Iowa City’s Ped Mall. A 10 yr lease has been negotiated for the space. CAM charges include all utilities, and lease details are available after execution of an NDA. Plaza Center One was built in 1977.
Key Highlights
- 4,720 square feet on the fourth floor, including pro‑rata assigned common area
- Layout includes 12 private offices, conference rooms, reception, and break room
- Negotiated 10 yr lease
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
$54,162
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
5.16%
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%
$1,083,240
$1.1M
Cap Rate 7%
$773,743
$773.7K
Cap Rate 9%
$601,800
$601.8K
Market Conditions
NOI Build-Up for 4,720 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
$85.0K $18.00/SF
− Vacancy
−$12.7K −$2.70/SF
EGI
$72.2K $15.30/SF
− OpEx
−$18.1K −$3.82/SF
NOI
$54.2K $11.48/SF
Area
Johnson County, IA
Vacancy
15.00%
Lease Rate
$18.00 /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%
$1,083,240
Cap Rate 7%
$773,743
Cap Rate 9%
$601,800
Alternative Uses
Best Use
Office B
$773.7K
$677.0K – $902.7K
NOI $54,162 @ 7.0% cap · market cap 5.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.03M
$897.2K – $1.20M
NOI $71,774 @ 7.0% cap · market cap 6.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,614
Businesses Nearby
Explore this area
Business Placement
Demographics for 52240, IA
34,224
Population
17,035
Households
2
Avg Household Size
29
Median Age
47%
College-Educated
94%
High-School Grad
142.1 sq mi
ZIP Area
241
Density / Sq Mi
$55,189
Median Household Income
$25,508
Median Earnings
$1,065
Median Rent
$241,100
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 - Open-plan office accommodation with private rooms, meeting areas, and building-wide elevator access.
Where is this office units located?
The property is located at 125 S Dubuque Street Unit A Iowa City, IA.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: 4,720 square feet on the fourth floor, including pro‑rata assigned common area; Layout includes 12 private offices, conference rooms, reception, and break room; Negotiated 10 yr lease
