Mixed-Use Bar and Restaurant
For Sale
$1,250,000
100 Main St, Dubuque, IA 52001
Five-story downtown building features a first-floor bar-restaurant, commercial kitchen, and private party space.
Property Size12,540 SF
Price / SF$99.68
Days on Market41
Property Features for 100 Main St
General Information
Standard status
Active
Size
12,540 SF
Additional Details
Utilities to Site
Yes
Amenities
bar
commercial kitchen
private party area
Building Details
Year Built
1919
Stories
5
Listing Agency:
DBQ Property Group Inc.
(563) 580-7257
Listed By:
Nancy Kann
Source:
Kwlegacyrealty
Added: Jul 20
Changed: Aug 23
Last Checked: Aug 29 at 12:10PM
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 DBQ Property Group Inc.
Investment Insights
Based on property information with market context.
This five-story cornerstone building includes a bar/restaurant area on the first floor, with second-floor space designed for private parties and a private bar plus commercial kitchen. The property was improved with $2.1 million in infrastructure, including new sewer, electric, water, and gas systems, and it features crafted woodwork in the original first-floor bar area. A full commercial kitchen was added in 2006, with a custom-built bar added on the second floor in 2012. Floors three through five are ready for development, and blueprint plans for apartments are available by request.
The property is located in downtown Dubuque at 100 Main St and is described as being in extremely close proximity to specialty shops, dining, live music, entertainment, and art.
The building’s existing hospitality configuration supports both public-facing use on the first floor and private-party operations on the second floor, while upper floors offer a development path for additional uses as reflected in the available plans.
The property is located in downtown Dubuque at 100 Main St and is described as being in extremely close proximity to specialty shops, dining, live music, entertainment, and art.
The building’s existing hospitality configuration supports both public-facing use on the first floor and private-party operations on the second floor, while upper floors offer a development path for additional uses as reflected in the available plans.
Key Highlights
- 1919 five‑story downtown Dubuque building with bar/restaurant space on the first floor
- First floor includes a commercial kitchen and second‑floor custom‑built bar
- Second floor offers private party space with a private bar and commercial kitchen
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
$74,594
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
5.97%
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%
$1,491,880
$1.5M
Cap Rate 7%
$1,065,629
$1.1M
Cap Rate 9%
$828,822
$828.8K
Market Conditions
NOI Build-Up for 12,540 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
$112.9K $9.00/SF
− Vacancy
−$6.3K −$0.50/SF
EGI
$106.6K $8.50/SF
− OpEx
−$32.0K −$2.55/SF
NOI
$74.6K $5.95/SF
Area
Dubuque County, IA
Vacancy
5.58%
Lease Rate
$9.00 /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%
$1,491,880
Cap Rate 7%
$1,065,629
Cap Rate 9%
$828,822
Alternative Uses
Best Use
Specialty Retail
$2.44M
$2.14M – $2.85M
NOI $170,829 @ 7.0% cap · market cap 13.67%
Second Best
Industrial
$1.07M
$932.4K – $1.24M
NOI $74,594 @ 7.0% cap · market cap 5.97%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,599
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 52001, IA
43,572
Population
20,102
Households
2.2
Avg Household Size
36
Median Age
30%
College-Educated
92%
High-School Grad
26.1 sq mi
ZIP Area
1,669
Density / Sq Mi
$60,882
Median Household Income
$35,571
Median Earnings
$916
Median Rent
$168,900
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.
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- The Sage Room — 30 s main st, dubuque, ia 52003
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Frequently Asked Questions
What type of property is this?
Bar & Pub - Five-story downtown building features a first-floor bar-restaurant, commercial kitchen, and private party space.
Where is this bar & pub located?
The property is located at 100 Main St Dubuque, IA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 1919 five‑story downtown Dubuque building with bar/restaurant space on the first floor; First floor includes a commercial kitchen and second‑floor custom‑built bar; Second floor offers private party space with a private bar and commercial kitchen
