Rock Valley Commercial
For Sale
Contact for pricing
177 Westview Drive, Rock Valley, IA 51247
Commercial building with office, wash bay, and rainwater collection.
Property Size9,900 SF
Lot Size1.64 Acres
Price / SF$80.30
Days on Market172
Property Features for 177 Westview Drive
General Information
Standard status
Active
Size
9,900 SF
Lot size
1.64 Acres
Property subtype
Office
Building Details
Year Built
2014
Listing Agency:
Zomer Company Realty & Auction
Listed By:
Ryan Zomer · License #IA s56362000
Source:
Crexi
Added: Mar 12
Changed: Aug 22
Last Checked: Aug 14 at 7:24AM
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 Zomer Company Realty & Auction
Investment Insights
Based on property information with market context.
This commercial property in Rock Valley, constructed in 2014, offers a building measuring 90 feet by 110 feet with 18-foot sidewalls, situated on 1.64 acres. The building includes four 12-foot by 16-foot overhead doors, a 22-foot by 16-foot overhead door leading to a wash bay, and an 8-foot by 9-foot overhead delivery door on the east side, along with an inground service pit and steps for a 300-gallon storage tank. The interior features a 19-foot by 28-foot office space equipped with a mini-split unit for heating and cooling, and a 5-foot by 9-foot laundry room with a shower. The property has 3-phase electric capability and a 25,000-gallon rainwater collection storage tank on the northeast corner of the building. The sale includes an air compressor with attached lines and hose reels, a washer and dryer, an office refrigerator and desks, a security camera system, and the office mini-split unit. Average monthly utilities are approximately $221 for natural gas and $700 for electric. Current real estate taxes are $16,652 per year.
Key Highlights
- Large 90’ x 110’ building on 1.64 acres
- Multiple overhead doors including a 22’ x 16’ door to a wash bay
- Constructed in 2014 with 18’ sidewalls
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
$59,719
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
7.51%
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%
$1,194,380
$1.2M
Cap Rate 7%
$853,129
$853.1K
Cap Rate 9%
$663,544
$663.5K
Market Conditions
NOI Build-Up for 9,900 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
$89.1K $9.00/SF
− Vacancy
−$3.8K −$0.38/SF
EGI
$85.3K $8.62/SF
− OpEx
−$25.6K −$2.59/SF
NOI
$59.7K $6.03/SF
Area
Sioux County, IA
Vacancy
4.25%
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%
$1,194,380
Cap Rate 7%
$853,129
Cap Rate 9%
$663,544
Alternative Uses
Best Use
Industrial
$853.1K
$746.5K – $995.3K
NOI $59,719 @ 7.0% cap · market cap 7.51%
Second Best
Flex RnD
$845.0K
$739.4K – $985.9K
NOI $59,151 @ 7.0% cap · market cap 7.44%
Theoretical Best
Office A
$2.06M
$1.80M – $2.41M
NOI $144,360 @ 7.0% cap · market cap 18.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
70
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 51247, IA
5,432
Population
1,916
Households
2.8
Avg Household Size
34
Median Age
19%
College-Educated
88%
High-School Grad
112.6 sq mi
ZIP Area
48
Density / Sq Mi
$73,451
Median Household Income
$38,140
Median Earnings
$1,070
Median Rent
$238,200
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Commercial building with office, wash bay, and rainwater collection.
Where is this flex space located?
The property is located at 177 Westview Drive Rock Valley, IA.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: Large 90’ x 110’ building on 1.64 acres; Multiple overhead doors including a 22’ x 16’ door to a wash bay; Constructed in 2014 with 18’ sidewalls
