Remodeled Retail and Office
For Sale
$50,000
717 12th St, Belle Plaine, IA 52208
Turnkey front lobby and office configuration with separate mechanicals and a handicap-accessible restroom.
Property Size838 SF
Price / SF$59.67
Days on Market90
Property Features for 717 12th St
General Information
Standard status
Active
Size
838 SF
Building Details
Year Built
1890
Listing Agency:
IOWA REALTY
Listed By:
Melissa Lennie
(319) 393-4900
Source:
Kwlegacyrealty
Added: Jun 13
Changed: Sep 3
Last Checked: Sep 9 at 10:30PM
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 IOWA REALTY
Investment Insights
Based on property information with market context.
This fully remodeled commercial property includes a front lobby area, two spacious office rooms, a handicap-accessible bathroom, and a kitchenette area. A separate mechanical room supports the building’s systems, including a furnace, AC, and water heater that are each approximately five years old. The interior layout is designed to serve both client-facing needs and day-to-day back-office functions in one space.
The property is located on Main Street in Belle Plaine and is described as benefiting from strong Main Street traffic and visibility. This street-facing position can support businesses that rely on walk-in or drive-by customer awareness.
With a mix of retail-ready space and dedicated office rooms, the building can work well for small operators who want a single location to combine customer access with functional workspace. The presence of a kitchenette and separate mechanical room adds day-to-day practicality, while the handicap-accessible restroom helps support a broader range of customer and employee needs.
The property is located on Main Street in Belle Plaine and is described as benefiting from strong Main Street traffic and visibility. This street-facing position can support businesses that rely on walk-in or drive-by customer awareness.
With a mix of retail-ready space and dedicated office rooms, the building can work well for small operators who want a single location to combine customer access with functional workspace. The presence of a kitchenette and separate mechanical room adds day-to-day practicality, while the handicap-accessible restroom helps support a broader range of customer and employee needs.
Key Highlights
- Commercial property on Main Street in Belle Plaine with main‑street traffic exposure
- Interior total remodel featuring a front lobby plus two spacious office rooms
- Includes retail space as well as office space
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
$4,024
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
8.05%
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%
$80,480
$80.5K
Cap Rate 7%
$57,486
$57.5K
Cap Rate 9%
$44,711
$44.7K
Market Conditions
NOI Build-Up for 838 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
$7.0K $8.40/SF
− Vacancy
−$1.7K −$2.00/SF
EGI
$5.4K $6.40/SF
− OpEx
−$1.3K −$1.60/SF
NOI
$4.0K $4.80/SF
Area
Benton County, IA
Vacancy
23.77%
Lease Rate
$8.40 /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%
$80,480
Cap Rate 7%
$57,486
Cap Rate 9%
$44,711
Alternative Uses
Best Use
Retail
$113.2K
$99.1K – $132.1K
NOI $7,924 @ 7.0% cap · market cap 15.85%
Second Best
Office B
$57.5K
$50.3K – $67.1K
NOI $4,024 @ 7.0% cap · market cap 8.05%
Theoretical Best
Specialty Retail
$121.3K
$106.1K – $141.5K
NOI $8,490 @ 7.0% cap · market cap 16.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
224
Businesses Nearby
Explore this area
Business Placement
Demographics for 52208, IA
2,951
Population
1,451
Households
2
Avg Household Size
45
Median Age
17%
College-Educated
95%
High-School Grad
60.7 sq mi
ZIP Area
49
Density / Sq Mi
$71,336
Median Household Income
$45,202
Median Earnings
$773
Median Rent
$119,700
Median Home Value
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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 units - Turnkey front lobby and office configuration with separate mechanicals and a handicap-accessible restroom.
Where is this office units located?
The property is located at 717 12th St Belle Plaine, IA.
What is the asking price?
The asking price for this property is $50,000.
What are key features of this property?
This property features: Commercial property on Main Street in Belle Plaine with main‑street traffic exposure; Interior total remodel featuring a front lobby plus two spacious office rooms; Includes retail space as well as office space
