Building Details

Year Built 2009

Stories 3

Listing Agency: Dubuque-Ruhl&Ruhl, Realtors

Listed By: Susan Swift · License #IA S69251000

Source: Crexi

Added: May 22 Changed: Sep 4 Last Checked: Sep 5 at 7:39PM

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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 Dubuque-Ruhl&Ruhl, Realtors

Investment Insights

Based on property information with market context.

The Durango Lodge is a 5,000+ sq ft luxury log retreat designed for gatherings, situated in the rolling hills of Eastern Iowa, approximately 20–25 minutes from the Field of Dreams Movie Site and near the Heritage Trail, Galena, and Sundown Mountain Resort. This home features 6 bedrooms and 6 bathrooms, including four private suites with en suite baths, jetted tubs, and in-room amenities. One suite is ADA-compliant, and a Savaria Concord elevator provides access to all three levels. The main living area features an A-frame design with soaring ceilings, expansive windows, and a two-story stone fireplace. An upper-level loft overlooks the grand space. The kitchen includes granite countertops, stainless appliances, and custom cabinetry. The lower level offers a game room, wet bar, and private office with separate exterior access. A solarium features an indoor pond with a waterfall. Outdoor amenities include a wraparound composite deck, ground-level patio, and fire pit. The grounds include two greenhouses (one heated), a 16x20 shed with attic storage, mature landscaping, and new fencing. Smart features include app-enabled locks, Nest thermostats, and fire detection. The property offers flexibility for private retreat living, multi-generational use, or hosting group stays. Furnishings are negotiable.

Key Highlights

• Luxurious 5,000+ sq ft log home featuring 6 bedrooms and 6 bathrooms, including 4 private suites with en suite baths and jetted tubs.
• Elevator access to all three levels plus one ADA‑compliant suite.
• Prime location near Field of Dreams Movie Site, Heritage Trail, Galena, and Sundown Mountain Resort.

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

$30,517

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

3.22%

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%

$610,340 $610.3K

Cap Rate 7%

$435,957 $436.0K

Cap Rate 9%

$339,078 $339.1K

Market Conditions

NOI Build-Up for 5,039 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

$75.6K $15.00/SF

− Vacancy

−$11.3K −$2.25/SF

EGI

$64.2K $12.75/SF

− OpEx

−$33.7K −$6.69/SF

NOI

$30.5K $6.06/SF

Area

Dubuque County, IA

Vacancy

15.00%

Lease Rate

$15.00 /SF/Yr

Expense Ratio

52.50%

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%

$610,340

Cap Rate 7%

$435,957

Cap Rate 9%

$339,078

Alternative Uses

Best Use

Hotel Hospitality

$436.0K

$381.5K – $508.6K (±1% cap)

NOI $30,517 @ 7.0% cap · market cap 3.22%

Second Best

—

—

no second resolved use

Theoretical Best

Specialty Retail

$980.6K

$858.1K – $1.14M (±1% cap)

NOI $68,645 @ 7.0% cap · market cap 7.23%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Durango Valley Lodge Vacation Rental

Suggested Use

Top Pick Real Estate Agency Travel Agency

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

5

Businesses Nearby

Explore this area Business Placement

Demographics for 52039, IA

1,195

Population

422

Households

2.8

Avg Household Size

42

Median Age

22%

College-Educated

94%

High-School Grad

35.4 sq mi

ZIP Area

34

Density / Sq Mi

$77,404

Median Household Income

$37,324

Median Earnings

$269,900

Median Home Value

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this hospitality properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Hospitality property - 5,000+ sq ft lodge near attractions and recreation.

Where is this hospitality property located?

The property is located at 18134 Paradise Valley Road Durango, IA.

What is the asking price?

The asking price for this property is $949,000.

What are key features of this property?

This property features: Luxurious 5,000+ sq ft log home featuring 6 bedrooms and 6 bathrooms, including 4 private suites with en suite baths and jetted tubs.; Elevator access to all three levels plus one ADA‑compliant suite.; Prime location near Field of Dreams Movie Site, Heritage Trail, Galena, and Sundown Mountain Resort.