Contemporary Duplex
For Sale
$414,900
3102 Spruce Court Unit B, Spirit Lake, IA 51360
RESIDENTIAL, Spirit Lake, IA
Property Size1,425 SF
Lot Size0.18 Acres
Price / SF$291.16
Days on Market117
Property Features for 3102 Spruce Court Unit B
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Bedrooms
2
Bathrooms
2
Full bathrooms
1
Rooms
Bedroom 2, Bedroom 1, Bathroom 2, Bathroom 1
Elementary school district
Spirit Lake
Middle school district
Spirit Lake
High school district
Spirit Lake
Subdivision
Dickinson
Standard status
Active
APN
07-09-156-029
Size
1,425 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
UNIT 9B SPRUCE CT THE PINES TOWNHOMES Spirit Lake DCI Legal per
Tax Annual Amount
2600
Legal Description
UNIT 9B SPRUCE CT THE PINES TOWNHOMES Spirit Lake DCI Legal per
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Water source
Public
Amenities
covered patio
Building Details
Year built
2026
Floors in Building
1
Building materials
Hardboard, Stone
Architectural style
Contemporary
Listing Agency:
Hinn Real Estate
(712) 336-1240
Listed By:
Rob Hinn · License #B36926
(712) 330-1910
Added: May 5
Changed: Aug 22
Last Checked: Aug 29 at 7:06AM
MLS# 260401
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 contemporary duplex unit is under construction and offers 1,425 square feet arranged with two bedrooms and two bathrooms. The single-level design eliminates steps, while the open floor plan connects everyday living and entertaining areas. Nine-foot ceilings add vertical volume, and a covered patio extends the usable living area outdoors. Forced-air heating, public water, and public sewer are included in the property’s planned systems.
Set in Spirit Lake, the home is near the YMCA, bike trails, and area amenities. The property occupies 0.1828 acres and is scheduled for completion in 2026.
Set in Spirit Lake, the home is near the YMCA, bike trails, and area amenities. The property occupies 0.1828 acres and is scheduled for completion in 2026.
Key Highlights
- 1,425‑square‑foot duplex unit under construction
- Two bedrooms and two bathrooms
- No‑step, single‑level layout
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
$12,498
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
3.01%
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%
$249,960
$250.0K
Cap Rate 7%
$178,543
$178.5K
Cap Rate 9%
$138,867
$138.9K
Market Conditions
NOI Build-Up for 1,425 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
$19.3K $13.56/SF
− Vacancy
−$1.5K −$1.03/SF
EGI
$17.9K $12.53/SF
− OpEx
−$5.4K −$3.76/SF
NOI
$12.5K $8.77/SF
Area
Dickinson County, IA
Vacancy
7.60%
Lease Rate
$13.56 /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%
$249,960
Cap Rate 7%
$178,543
Cap Rate 9%
$138,867
Alternative Uses
Best Use
Multifamily LT 5
$178.5K
$156.2K – $208.3K
NOI $12,498 @ 7.0% cap · market cap 3.01%
Second Best
Apartment 5plus
$164.4K
$143.9K – $191.8K
NOI $11,508 @ 7.0% cap · market cap 2.77%
Theoretical Best
Office A
$311.7K
$272.8K – $363.7K
NOI $21,820 @ 7.0% cap · market cap 5.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
65
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
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-bedroom, two-bath residence with single-level living, an open layout, and covered outdoor space.
Where is this duplex located?
The property is located at 3102 Spruce Court Unit B Spirit Lake, IA.
What is the asking price?
The asking price for this property is $414,900.
What are key features of this property?
This property features: 1,425‑square‑foot duplex unit under construction; Two bedrooms and two bathrooms; No‑step, single‑level layout
