Remodeled Mixed-Use
New
For Sale
$535,000
1555 Central Ave, Dubuque, IA 52001
Renovated commercial space is combined with two leased apartments, a garage, basement, and flexible C4-zoned configuration.
Property Size4,058 SF
Price / SF$131.84
Days on Market3
Property Features for 1555 Central Ave
General Information
Standard status
Active
Size
4,058 SF
Total Parking Spaces
1
Zoning
C4
Amenities
full concrete basement
three bathrooms (one handicap accessible)
roughed in plumbing drains
mural
Building Details
Year Built
1896
Buildings
1
Tenancy
Multi
Listing Agency:
Red Tree Realty/REAL Broker, LLC
Listed By:
A'undie Specht
(563) 451-4647
Source:
Kwlegacyrealty
Added: Sep 6
Last Checked: Sep 7 at 1:00PM
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 Red Tree Realty/REAL Broker, LLC
Investment Insights
Based on property information with market context.
Located at 1555 Central Ave in Dubuque, Iowa, this 4,058-square-foot mixed-use property combines a remodeled commercial area with two two-bedroom, one-bath apartments. The building dates to 1896 and has undergone renovation. The commercial portion includes three bathrooms, including one accessible restroom, along with three roughed-in plumbing drains that support future food or beverage improvements. A rear-entry one-car garage connects directly to the commercial space, while the full concrete basement provides additional enclosed area.
The apartments are leased on one-year terms, and the property is zoned C4. A mural is located along the north side of the building near the courtyard associated with VOICES space. The layout brings residential units and commercial improvements together in a single property, with existing plumbing, storage capacity, and adaptable commercial infrastructure.
The apartments are leased on one-year terms, and the property is zoned C4. A mural is located along the north side of the building near the courtyard associated with VOICES space. The layout brings residential units and commercial improvements together in a single property, with existing plumbing, storage capacity, and adaptable commercial infrastructure.
Key Highlights
- 4,058‑square‑foot mixed‑use property with remodeled commercial space and two 2‑bedroom, 1‑bath apartments
- Two apartments leased on 1‑year terms
- C4 zoning supports the property's mixed‑use commercial configuration
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
$35,246
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
6.59%
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%
$704,920
$704.9K
Cap Rate 7%
$503,514
$503.5K
Cap Rate 9%
$391,622
$391.6K
Market Conditions
NOI Build-Up for 4,058 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
$53.6K $13.20/SF
− Vacancy
−$3.2K −$0.79/SF
EGI
$50.4K $12.41/SF
− OpEx
−$15.1K −$3.72/SF
NOI
$35.2K $8.69/SF
Area
Dubuque County, IA
Vacancy
6.00%
Lease Rate
$13.20 /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%
$704,920
Cap Rate 7%
$503,514
Cap Rate 9%
$391,622
Alternative Uses
Best Use
Retail
$503.5K
$440.6K – $587.4K
NOI $35,246 @ 7.0% cap · market cap 6.59%
Second Best
Multifamily LT 5
$488.3K
$427.3K – $569.7K
NOI $34,181 @ 7.0% cap · market cap 6.39%
Theoretical Best
Specialty Retail
$789.7K
$691.0K – $921.4K
NOI $55,281 @ 7.0% cap · market cap 10.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,434
Businesses Nearby
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 Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Renovated commercial space is combined with two leased apartments, a garage, basement, and flexible C4-zoned configuration.
Where is this mixed-use property located?
The property is located at 1555 Central Ave Dubuque, IA.
What is the asking price?
The asking price for this property is $535,000.
What are key features of this property?
This property features: 4,058‑square‑foot mixed‑use property with remodeled commercial space and two 2‑bedroom, 1‑bath apartments; Two apartments leased on 1‑year terms; C4 zoning supports the property's mixed‑use commercial configuration
