New Flex Space Condo with Overhead
For Sale
$610,000
1255 Blairs Ferry Road Unit A&B, Marion, IA 52302
Combined commercial suites offer office and reception areas alongside conditioned shop space with dedicated parking.
Property Size4,800 SF
Price / SF$127.08
Days on Market481
Property Features for 1255 Blairs Ferry Road Unit A&B
General Information
Standard status
Active
Size
4,800 SF
Property subtype
Commercial
Lease Term
[]
Warehouse & Industrial
Clear Height
18 ft
Power
200 amps
Building Details
Year Built
2025
Listing Agency:
GLD COMMERCIAL
Listed By:
Erica Seelman
(319) 364-8121
Source:
Cbhrealty
Added: May 9, 2025
Changed: Aug 30
Last Checked: Aug 31 at 8:39PM
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.
Built in 2025, this commercial condominium combines Suite A and Suite B into a 4,800-square-foot flex space configuration. The property includes an office and reception buildout in Suite A, along with shop areas served by A/C and shop heaters. Additional features include LED lighting, floor drains, restrooms, windows, and man doors for each suite.
The unit provides two 14' x 14' overhead doors, 18-foot ceilings, and 200-amp electrical service. On-site parking is included, and the property is located at 1255 Blairs Ferry Road in Marion, just off Blairs Ferry Road.
The unit provides two 14' x 14' overhead doors, 18-foot ceilings, and 200-amp electrical service. On-site parking is included, and the property is located at 1255 Blairs Ferry Road in Marion, just off Blairs Ferry Road.
Key Highlights
- 4,800 SF combined commercial condo comprising Suite A and Suite B
- Two 14'x14' overhead doors support shop and flex operations
- 18' ceilings and 200 amp electrical service
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
$28,314
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
4.64%
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%
$566,280
$566.3K
Cap Rate 7%
$404,486
$404.5K
Cap Rate 9%
$314,600
$314.6K
Market Conditions
NOI Build-Up for 4,800 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
$35.3K $7.36/SF
− Vacancy
−$2.0K −$0.42/SF
EGI
$33.3K $6.94/SF
− OpEx
−$5.0K −$1.04/SF
NOI
$28.3K $5.90/SF
Area
Linn County, IA
Vacancy
5.71%
Lease Rate
$7.36 /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%
$566,280
Cap Rate 7%
$404,486
Cap Rate 9%
$314,600
Alternative Uses
Best Use
Warehouse
$404.5K
$353.9K – $471.9K
NOI $28,314 @ 7.0% cap · market cap 4.64%
Second Best
Industrial
$333.1K
$291.5K – $388.6K
NOI $23,318 @ 7.0% cap · market cap 3.82%
Theoretical Best
Self Storage
$807.8K
$706.9K – $942.5K
NOI $56,549 @ 7.0% cap · market cap 9.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
18 ft
Clear height
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 - Combined commercial suites offer office and reception areas alongside conditioned shop space with dedicated parking.
Where is this flex space located?
The property is located at 1255 Blairs Ferry Road Unit A&B Marion, IA.
What is the asking price?
The asking price for this property is $610,000.
What are key features of this property?
This property features: 4,800 SF combined commercial condo comprising Suite A and Suite B; Two 14'x14' overhead doors support shop and flex operations; 18' ceilings and 200 amp electrical service
