B2 Commercial Office and Retail
For Sale
$119,000
305 B Ave, Vinton, IA 52349
Downtown Vinton building with B2 zoning and a former veterinary office layout.
Property Size1,391 SF
Price / SF$85.55
Days on Market170
Property Features for 305 B Ave
General Information
Standard status
Active
Size
1,391 SF
Zoning
B2
Taxes and HOA fees
Annual Taxes
$2,442
Listing Agency:
Barnes Real Estate
Listed By:
Connie Barnes
(319) 981-6221
Source:
Exprealty
Added: Mar 22
Changed: Aug 27
Last Checked: Sep 7 at 2:28PM
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 Barnes Real Estate
Investment Insights
Based on property information with market context.
Located at 305 B Ave, Vinton, IA, this B2 commercial property was formerly used as a veterinarian office and includes a functional, existing layout that can be adapted to a variety of business uses. The space is suited for owner-occupants or investors looking to reconfigure the interior to fit their operational needs.
The property is situated in downtown Vinton and is zoned B2. In addition, the owner will be purchasing the lot behind the structure that is home to parking and a garage, which may support future flexibility for customer or tenant access.
The property is situated in downtown Vinton and is zoned B2. In addition, the owner will be purchasing the lot behind the structure that is home to parking and a garage, which may support future flexibility for customer or tenant access.
Key Highlights
- B2 commercial property in downtown Vinton, previously used as a veterinary office
- Functional former vet layout can be adapted for retail, salon, boutique, thrift shop, or professional office use
- Owner will be purchasing the lot behind the structure that includes parking and a garage
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
$6,680
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
5.61%
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%
$133,600
$133.6K
Cap Rate 7%
$95,429
$95.4K
Cap Rate 9%
$74,222
$74.2K
Market Conditions
NOI Build-Up for 1,391 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
$11.7K $8.40/SF
− Vacancy
−$2.8K −$2.00/SF
EGI
$8.9K $6.40/SF
− OpEx
−$2.2K −$1.60/SF
NOI
$6.7K $4.80/SF
Area
Benton County, IA
Vacancy
23.77%
Lease Rate
$8.40 /SF/Yr
Expense Ratio
25.00%
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%
$133,600
Cap Rate 7%
$95,429
Cap Rate 9%
$74,222
Alternative Uses
Best Use
Office B
$95.4K
$83.5K – $111.3K
NOI $6,680 @ 7.0% cap · market cap 5.61%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$201.3K
$176.2K – $234.9K
NOI $14,093 @ 7.0% cap · market cap 11.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
424
Businesses Nearby
Explore this area
Business Placement
Demographics for 52349, IA
7,405
Population
3,548
Households
2.1
Avg Household Size
44
Median Age
28%
College-Educated
91%
High-School Grad
149.6 sq mi
ZIP Area
49
Density / Sq Mi
$71,537
Median Household Income
$53,000
Median Earnings
$838
Median Rent
$173,800
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Downtown Vinton building with B2 zoning and a former veterinary office layout.
Where is this office units located?
The property is located at 305 B Ave Vinton, IA.
What is the asking price?
The asking price for this property is $119,000.
What are key features of this property?
This property features: B2 commercial property in downtown Vinton, previously used as a veterinary office; Functional former vet layout can be adapted for retail, salon, boutique, thrift shop, or professional office use; Owner will be purchasing the lot behind the structure that includes parking and a garage
