Mixed-Use Property Requiring Cosmetic
New
For Sale
$45,000
200 S 2nd St, Clinton, IA 52732
Roof work is complete, with the remaining scope focused on cosmetic rehabilitation.
Property Size483 SF
Price / SF$93.17
Days on Market2
Property Features for 200 S 2nd St
General Information
Standard status
Active
Size
483 SF
Building Details
Year Built
1900
Listing Agency:
The Riverview Group - Epique Realty
Listed By:
Emilie Lawrence
(319) 540-1002
Source:
Liveliferealty
Added: Sep 6
Changed: Sep 7
Last Checked: Sep 6 at 2:58PM
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 The Riverview Group - Epique Realty
Investment Insights
Based on property information with market context.
Located at 200 S 2nd St in Clinton, Iowa, this mixed-use property combines residential space above commercial space. The roof work has been completed, while the interior remains ready for a full cosmetic rehabilitation. The property was built in 1900 and carries a listed property size of 483. The upper residential unit is currently the portion available for viewing, and showings require a signed Hold Harmless Agreement.
Key Highlights
- Mixed‑use layout with upper residential and commercial space
- Roof work has been completed
- Interior requires a complete cosmetic rehabilitation
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
$2,854
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
6.34%
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%
$57,080
$57.1K
Cap Rate 7%
$40,771
$40.8K
Cap Rate 9%
$31,711
$31.7K
Market Conditions
NOI Build-Up for 483 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
$5.8K $12.00/SF
− Vacancy
−$607 −$1.26/SF
EGI
$5.2K $10.74/SF
− OpEx
−$2.3K −$4.83/SF
NOI
$2.9K $5.91/SF
Area
Clinton County, IA
Vacancy
10.48%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
45.00%
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%
$57,080
Cap Rate 7%
$40,771
Cap Rate 9%
$31,711
Alternative Uses
Best Use
Retail
$68.5K
$59.9K – $79.9K
NOI $4,792 @ 7.0% cap · market cap 10.65%
Second Best
Apartment 5plus
$40.8K
$35.7K – $47.6K
NOI $2,854 @ 7.0% cap · market cap 6.34%
Theoretical Best
Specialty Retail
$71.0K
$62.2K – $82.9K
NOI $4,972 @ 7.0% cap · market cap 11.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
724
Businesses Nearby
Explore this area
Business Placement
Demographics for 52732, IA
25,808
Population
12,911
Households
2
Avg Household Size
42
Median Age
21%
College-Educated
90%
High-School Grad
109.6 sq mi
ZIP Area
235
Density / Sq Mi
$58,380
Median Household Income
$37,181
Median Earnings
$768
Median Rent
$118,700
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 - Roof work is complete, with the remaining scope focused on cosmetic rehabilitation.
Where is this mixed-use property located?
The property is located at 200 S 2nd St Clinton, IA.
What is the asking price?
The asking price for this property is $45,000.
What are key features of this property?
This property features: Mixed‑use layout with upper residential and commercial space; Roof work has been completed; Interior requires a complete cosmetic rehabilitation
