Insulated Double Storage
For Sale
$230,000
2049 HWY 86, Milford, IA 51351
COMMERCIAL, Milford, IA
Property Size2,304 SF
Price / SF$99.83
Days on Market48
Property Features for 2049 HWY 86
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Dickinson
Standard status
Active
APN
06-35-177-056
Taxes and HOA fees
Tax Year
2024
Tax Description
UNIT 5-1 STONES THROW STORAGE CONDOMINIUM & UNIT 5-2 STONES THROW STORAGE CONDOMINIUM
Legal Description
UNIT 5-1 STONES THROW STORAGE CONDOMINIUM & UNIT 5-2 STONES THROW STORAGE CONDOMINIUM
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
2024
Building materials
Metal Siding
Roof type
Metal
Listing Agency:
Jensen Real Estate
(712) 332-8081
Listed By:
Michael Jensen · License #7586
(712) 320-7245
Added: Aug 2
Changed: Aug 19
Last Checked: Sep 18 at 7:06PM
MLS# 260933
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.
Built in 2024, this 48' x 48' warehouse condominium provides insulated storage space with engineered ladder-frame construction and metal siding. The building includes two 14' x 14' Midland overhead doors, 16-foot sidewalls, a LiftMaster opener with wall-mounted and wireless controls, and metal-panel interior walls. Insulation includes R-27 in the exterior walls, R-19 in the dividing walls, and R-44 blown insulation above the ceiling. A half-bathroom is stubbed in, and the unit has a floor drain, curb stop, natural gas service, and a 100-amp electrical panel with four lights and two outlets.
The property is located at 2049 HWY 86 in Milford, Iowa, on the west side of West Lake Okoboji. Public water and public sewer serve the property.
The property is located at 2049 HWY 86 in Milford, Iowa, on the west side of West Lake Okoboji. Public water and public sewer serve the property.
Key Highlights
- 48' x 48' warehouse condominium with 16‑foot sidewalls
- Two 14' x 14' Midland overhead doors
- R‑27 exterior‑wall, R‑19 dividing‑wall, and R‑44 ceiling insulation
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
$12,676
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
5.51%
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%
$253,520
$253.5K
Cap Rate 7%
$181,086
$181.1K
Cap Rate 9%
$140,844
$140.8K
Market Conditions
NOI Build-Up for 2,304 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
$16.0K $6.96/SF
− Vacancy
−$1.1K −$0.49/SF
EGI
$14.9K $6.47/SF
− OpEx
−$2.2K −$0.97/SF
NOI
$12.7K $5.50/SF
Area
Dickinson County, IA
Vacancy
7.00%
Lease Rate
$6.96 /SF/Yr
Expense Ratio
15.00%
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%
$253,520
Cap Rate 7%
$181,086
Cap Rate 9%
$140,844
Alternative Uses
Best Use
Warehouse
$181.1K
$158.5K – $211.3K
NOI $12,676 @ 7.0% cap · market cap 5.51%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$504.0K
$441.0K – $588.0K
NOI $35,279 @ 7.0% cap · market cap 15.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
16 ft
Clear height
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 51351, IA
4,844
Population
3,104
Households
1.6
Avg Household Size
45
Median Age
31%
College-Educated
97%
High-School Grad
108.0 sq mi
ZIP Area
45
Density / Sq Mi
$67,628
Median Household Income
$39,913
Median Earnings
$904
Median Rent
$256,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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?
Warehouse - Warehouse condominium offering overhead access, natural gas service, and a stubbed half-bathroom.
Where is this warehouse located?
The property is located at 2049 HWY 86 Milford, IA.
What is the asking price?
The asking price for this property is $230,000.
What are key features of this property?
This property features: 48' x 48' warehouse condominium with 16‑foot sidewalls; Two 14' x 14' Midland overhead doors; R‑27 exterior‑wall, R‑19 dividing‑wall, and R‑44 ceiling insulation
