New Construction Flex
For Sale
$325,000
1255 Blairs Ferry Road Unit A, Marion, IA 52302
Conditioned commercial space includes finished reception, office, shop, restroom, and overhead loading access.
Property Size2,400 SF
Price / SF$135.42
Days on Market539
Property Features for 1255 Blairs Ferry Road Unit A
General Information
Standard status
Active
Size
2,400 SF
Property subtype
Commercial
Lease Term
[]
Additional Details
Road Access
Yes
Conditioned Warehouse
Yes
Building Details
Year Built
2025
Listing Agency:
GLD COMMERCIAL
Listed By:
Erica Seelman
(319) 364-8121
Source:
Cbhrealty
Added: Mar 10, 2025
Changed: Aug 29
Last Checked: Aug 29 at 7:38PM
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 GLD COMMERCIAL
Investment Insights
Based on property information with market context.
Completed in 2025, this flex property offers 2,400 square feet of heated and cooled space configured for both business and shop functions. Improvements include a built-out reception area, office, fully conditioned shop space, restroom, floor drain, and a 14' x 14' overhead door.
The property is identified as Unit A at 1255 Blairs Ferry Road in Marion, Iowa, with frontage on Blairs Ferry Road. The space is offered for sale and combines finished administrative areas with conditioned operational space in a newly constructed commercial building.
The property is identified as Unit A at 1255 Blairs Ferry Road in Marion, Iowa, with frontage on Blairs Ferry Road. The space is offered for sale and combines finished administrative areas with conditioned operational space in a newly constructed commercial building.
Key Highlights
- 2,400 SF flex property completed in 2025
- 14' x 14' overhead door
- Heated and cooled reception, office, and shop areas
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
$11,659
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
3.59%
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%
$233,180
$233.2K
Cap Rate 7%
$166,557
$166.6K
Cap Rate 9%
$129,544
$129.5K
Market Conditions
NOI Build-Up for 2,400 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
$17.7K $7.36/SF
− Vacancy
−$1.0K −$0.42/SF
EGI
$16.7K $6.94/SF
− OpEx
−$5.0K −$2.08/SF
NOI
$11.7K $4.86/SF
Area
Linn County, IA
Vacancy
5.71%
Lease Rate
$7.36 /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%
$233,180
Cap Rate 7%
$166,557
Cap Rate 9%
$129,544
Alternative Uses
Best Use
Industrial
$166.6K
$145.7K – $194.3K
NOI $11,659 @ 7.0% cap · market cap 3.59%
Second Best
Flex RnD
$153.8K
$134.6K – $179.5K
NOI $10,767 @ 7.0% cap · market cap 3.31%
Theoretical Best
Self Storage
$403.9K
$353.4K – $471.2K
NOI $28,274 @ 7.0% cap · market cap 8.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
995
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 52302, IA
43,130
Population
18,153
Households
2.4
Avg Household Size
39
Median Age
39%
College-Educated
97%
High-School Grad
74.3 sq mi
ZIP Area
580
Density / Sq Mi
$87,463
Median Household Income
$50,234
Median Earnings
$963
Median Rent
$232,900
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?
Flex space - Conditioned commercial space includes finished reception, office, shop, restroom, and overhead loading access.
Where is this flex space located?
The property is located at 1255 Blairs Ferry Road Unit A Marion, IA.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 2,400 SF flex property completed in 2025; 14' x 14' overhead door; Heated and cooled reception, office, and shop areas
