Flexible Flex Space with
New
For Sale
$215,000
315 A Avenue, Vinton, IA 52349
Two ADA-accessible entrances support separate or combined commercial spaces.
Property Size2,408 SF
Price / SF$89.58
Days on Market3
Property Features for 315 A Avenue
General Information
Standard status
Active
Size
2,408 SF
Property subtype
Commercial
Zoning
Commercial
Taxes and HOA fees
Annual Taxes
$2,417
Amenities
ADA-accessible entrances
independent office areas
private restrooms
shared hot water heater
new HVAC system
Carpet,Concrete
0.08
2408
Building Details
Building Size
2,408 SF
Year Built
1957
Buildings
1
Listing Agency:
Urban Acres Real Estate
(319) 393-0900
Listed By:
Tina Kohl
(319) 521-9777
Source:
Pinnaclerealtyia
Added: Sep 9
Changed: Sep 10
Last Checked: Sep 11 at 6:06AM
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 Urban Acres Real Estate
Investment Insights
Based on property information with market context.
Built in 1957, this flex space is arranged for adaptable commercial use. The building includes two ADA-accessible entrances, two independent office areas, and a spacious central area that can serve as one larger unit or be divided into two separate spaces. Each side has a private restroom, while the property shares a hot water heater. The layout has supported retail, warehouse, salon, showroom, professional office, and service-based operations, including its former use as a bridal shop.
A new HVAC system was installed in 2023. Some on-site building parking is available, adding practical convenience for occupants and visitors. The property is located in Vinton, Iowa, at 315 A Avenue.
A new HVAC system was installed in 2023. Some on-site building parking is available, adding practical convenience for occupants and visitors. The property is located in Vinton, Iowa, at 315 A Avenue.
Key Highlights
- Two ADA‑accessible entrances
- Can operate as two separate spaces or one larger commercial unit
- Two independent office areas with private restrooms on each side
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
$16,717
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
7.78%
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%
$334,340
$334.3K
Cap Rate 7%
$238,814
$238.8K
Cap Rate 9%
$185,744
$185.7K
Market Conditions
NOI Build-Up for 2,400 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
$27.4K $11.40/SF
− Vacancy
−$1.6K −$0.68/SF
EGI
$25.7K $10.72/SF
− OpEx
−$9.0K −$3.75/SF
NOI
$16.7K $6.97/SF
Area
Benton County, IA
Vacancy
6.00%
Lease Rate
$11.40 /SF/Yr
Expense Ratio
35.00%
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%
$334,340
Cap Rate 7%
$238,814
Cap Rate 9%
$185,744
Alternative Uses
Best Use
Retail
$324.2K
$283.7K – $378.2K
NOI $22,694 @ 7.0% cap · market cap 10.56%
Second Best
Flex RnD
$238.8K
$209.0K – $278.6K
NOI $16,717 @ 7.0% cap · market cap 7.78%
Theoretical Best
Specialty Retail
$347.4K
$303.9K – $405.3K
NOI $24,315 @ 7.0% cap · market cap 11.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
424
Businesses Nearby
Under-served
Demand for This Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Midwest region
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Similar Off Market Nearby
- Beast & Bird — 314 N K Ave, Vinton, IA 52349
Frequently Asked Questions
What type of property is this?
Flex space - Two ADA-accessible entrances support separate or combined commercial spaces.
Where is this flex space located?
The property is located at 315 A Avenue Vinton, IA.
What is the asking price?
The asking price for this property is $215,000.
What are key features of this property?
This property features: Two ADA‑accessible entrances; Can operate as two separate spaces or one larger commercial unit; Two independent office areas with private restrooms on each side
