Self-Storage Facility with Contractor
For Sale
$1,000,000
1215 Lew Ross Road, Council Bluffs, IA 51501
Drive-up units, perimeter fencing, and a dedicated commercial-use space are included.
Property Size14,400 SF
Price / SF$69.44
Days on Market32
Property Features for 1215 Lew Ross Road
General Information
Standard status
Active
Size
14,400 SF
Property subtype
Industrial
Occupancy
100%
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Additional Details
Self-Storage Units
31
Building Details
Year Built
1996
Listing Agency:
Investors Realty Inc
(402) 769-7571
Listed By:
Grant Kobes, CCIM · License #20160671
Source:
Investorsomaha
Added: Jul 30
Changed: Aug 8
Last Checked: Aug 29 at 7:36AM
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 Investors Realty Inc
Investment Insights
Based on property information with market context.
This 31-unit self-storage facility includes drive-up units, perimeter fencing, and a 3,240 SF contractor bay. The property encompasses 14,400 SF and was built in 1996. The facility is fully occupied and includes storage improvements suited to ongoing rental operations.
Located at 1215 Lew Ross Road in Council Bluffs, Iowa, the property offers access just off the interstate and serves the Council Bluffs and Omaha metro areas. The combination of self-storage units and a separate contractor bay provides two distinct components within the property.
Located at 1215 Lew Ross Road in Council Bluffs, Iowa, the property offers access just off the interstate and serves the Council Bluffs and Omaha metro areas. The combination of self-storage units and a separate contractor bay provides two distinct components within the property.
Key Highlights
- 31‑unit self‑storage facility
- 14,400 SF property built in 1996
- 3,240 SF contractor bay included
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
$79,227
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
7.92%
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%
$1,584,540
$1.6M
Cap Rate 7%
$1,131,814
$1.1M
Cap Rate 9%
$880,300
$880.3K
Market Conditions
NOI Build-Up for 14,400 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
$100.2K $6.96/SF
− Vacancy
−$7.0K −$0.49/SF
EGI
$93.2K $6.47/SF
− OpEx
−$14.0K −$0.97/SF
NOI
$79.2K $5.50/SF
Area
Pottawattamie County, IA
Vacancy
7.00%
Lease Rate
$6.96 /SF/Yr
Expense Ratio
15.00%
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%
$1,584,540
Cap Rate 7%
$1,131,814
Cap Rate 9%
$880,300
Alternative Uses
Best Use
Self Storage
$1.75M
$1.53M – $2.04M
NOI $122,412 @ 7.0% cap · market cap 12.24%
Second Best
Warehouse
$1.13M
$990.3K – $1.32M
NOI $79,227 @ 7.0% cap · market cap 7.92%
Theoretical Best
Office A
$2.75M
$2.41M – $3.21M
NOI $192,507 @ 7.0% cap · market cap 19.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
244
Businesses Nearby
Explore this area
Business Placement
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 Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Drive-up units, perimeter fencing, and a dedicated commercial-use space are included.
Where is this self storage facility located?
The property is located at 1215 Lew Ross Road Council Bluffs, IA.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: 31‑unit self‑storage facility; 14,400 SF property built in 1996; 3,240 SF contractor bay included
