New Self-Storage
New
For Sale
$84,000
2045 HWY 9, Spirit Lake, IA 51360
COMMERCIAL, Spirit Lake, IA
Property Size720 SF
Price / SF$116.67
Days on Market5
Property Features for 2045 HWY 9
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Parking features
Open, Driveway, Secured, Garage
Security features
Security Lighting
Exterior features
High Traffic Location, Highway Access, Security Lighting
Directions
Across from Vic's Corner
Subdivision
Dickinson
Standard status
Active
APN
06-02-126-014-92
Taxes and HOA fees
Tax Year
2025
Tax Description
IRREG TRT AKA PAR "C" IN E 1/2 OF NW W OF RD 2-99-37---Unit 92
Tax Annual Amount
250
Legal Description
IRREG TRT AKA PAR "C" IN E 1/2 OF NW W OF RD 2-99-37---Unit 92
Utilities
Heating system
Space Heater, Wall Furnace
Amenities
24/7 Secured Gate
centrally controlled heated units
Building Details
Year built
2025
Building materials
Metal Siding
Roof type
Metal
Listing Agency:
RE/MAX Lakes Realty · RE/MAX International
(712) 336-4967
Listed By:
Aaron Jones · License #B61252
(712) 320-9442
Added: Sep 14
Last Checked: Sep 18 at 9:06PM
MLS# 261196
Copyright © 2026 Iowa Great Lakes Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This self-storage property is under construction with a 2025 build year and metal-siding construction. Units provide approximately 720 square feet, 16-foot side walls, 12' x 14' automatic overhead doors, walk-in doors, tin interiors, high-bay LED lighting, and an electrical outlet. Centrally controlled heating supports year-round storage use.
The property is located at 2045 HWY 9 in Spirit Lake, Iowa, with highway access and a high-traffic setting. A secured gate, security lighting, and paved circulation areas support controlled access and vehicle maneuverability. Wide drive lanes are designed to accommodate backing in boats, pontoons, and campers. Open, driveway, secured, and garage parking features are included.
The property is located at 2045 HWY 9 in Spirit Lake, Iowa, with highway access and a high-traffic setting. A secured gate, security lighting, and paved circulation areas support controlled access and vehicle maneuverability. Wide drive lanes are designed to accommodate backing in boats, pontoons, and campers. Open, driveway, secured, and garage parking features are included.
Key Highlights
- Approximately 720 square feet per storage unit
- 12' x 14' automatic overhead doors and 16' side walls
- Centrally controlled heated units with wall furnace and space heater systems
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
$6,087
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
7.25%
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%
$121,740
$121.7K
Cap Rate 7%
$86,957
$87.0K
Cap Rate 9%
$67,633
$67.6K
Market Conditions
NOI Build-Up for 720 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
$9.5K $13.20/SF
− Vacancy
−$808 −$1.12/SF
EGI
$8.7K $12.08/SF
− OpEx
−$2.6K −$3.62/SF
NOI
$6.1K $8.45/SF
Area
Dickinson County, IA
Vacancy
8.50%
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%
$121,740
Cap Rate 7%
$86,957
Cap Rate 9%
$67,633
Alternative Uses
Best Use
Self Storage
$87.0K
$76.1K – $101.5K
NOI $6,087 @ 7.0% cap · market cap 7.25%
Second Best
Warehouse
$56.6K
$49.5K – $66.0K
NOI $3,961 @ 7.0% cap · market cap 4.72%
Theoretical Best
Office A
$157.5K
$137.8K – $183.8K
NOI $11,025 @ 7.0% cap · market cap 13.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
21
Businesses Nearby
Explore this area
Business Placement
Demographics for 51360, IA
8,553
Population
6,638
Households
1.3
Avg Household Size
49
Median Age
35%
College-Educated
97%
High-School Grad
105.2 sq mi
ZIP Area
81
Density / Sq Mi
$77,464
Median Household Income
$41,043
Median Earnings
$1,005
Median Rent
$256,000
Median Home Value
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Market
Vacancy Rate% for Industrial in Midwest region
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Frequently Asked Questions
What type of property is this?
Self storage facility - Under-construction storage facility with heated units, secured entry, and paved drive lanes for recreational vehicles.
Where is this self storage facility located?
The property is located at 2045 HWY 9 Spirit Lake, IA.
What is the asking price?
The asking price for this property is $84,000.
What are key features of this property?
This property features: Approximately 720 square feet per storage unit; 12' x 14' automatic overhead doors and 16' side walls; Centrally controlled heated units with wall furnace and space heater systems
