Established Downtown Italian Restaurant For
For Sale
Contact for pricing
316 N 4th St, Burlington, IA 52601
Turnkey restaurant opportunity with real estate and equipment included.
Property Size3,420 SF
Price / SF$144.74
Days on Market927
Property Features for 316 N 4th St
General Information
Standard status
Active
Size
3,420 SF
Property subtype
Retail
Zoning
C-2
Building Details
Year Built
1880
Buildings
1
Stories
2
Units
1
Listing Agency:
NAI Ruhl Commercial Company
(563) 355-4000
Listed By:
Richard Weinstein · License #IA S38528000
Source:
Crexi
Added: Feb 6, 2024
Changed: Aug 8
Last Checked: Aug 20 at 7:02AM
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 NAI Ruhl Commercial Company
Investment Insights
Based on property information with market context.
A long-established, operating Italian restaurant located in downtown Burlington is available for purchase. This is a turnkey opportunity with potential for growth. The sale includes the real estate and all furniture, fixtures, and equipment (FF&E). The main level restaurant spans 3,420 square feet. The building also features a 2-bedroom apartment upstairs. The total building size is 6,840 square feet, plus a full basement. The property is located half a block from City Hall and is surrounded by retail and office tenants. The property is zoned for commercial real estate and could be used as a conventional restaurant or retail space. The taxes for 2022 were $4,062.
Key Highlights
- Established Downtown Italian Restaurant: Turnkey operation with growth potential.
- Real Estate Included: Building with restaurant and apartment included in the price.
- Two‑Bedroom Apartment: Upstairs apartment provides additional income or living space.
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
$29,449
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
5.95%
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%
$588,980
$589.0K
Cap Rate 7%
$420,700
$420.7K
Cap Rate 9%
$327,211
$327.2K
Market Conditions
NOI Build-Up for 3,420 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
$41.9K $12.24/SF
− Vacancy
−$2.6K −$0.76/SF
EGI
$39.3K $11.48/SF
− OpEx
−$9.8K −$2.87/SF
NOI
$29.4K $8.61/SF
Area
Des Moines County, IA
Vacancy
6.20%
Lease Rate
$12.24 /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%
$588,980
Cap Rate 7%
$420,700
Cap Rate 9%
$327,211
Alternative Uses
Best Use
Specialty Retail
$420.7K
$368.1K – $490.8K
NOI $29,449 @ 7.0% cap · market cap 5.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$854.6K
$747.8K – $997.1K
NOI $59,823 @ 7.0% cap · market cap 12.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
868
Businesses Nearby
14k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Circle K
Shops & Services
13,086 visits/mo
0.2 miles
Carquest Auto Parts
Shops & Services
583 visits/mo
0.3 miles
Demographics for 52601, IA
27,899
Population
14,107
Households
2
Avg Household Size
43
Median Age
24%
College-Educated
94%
High-School Grad
109.3 sq mi
ZIP Area
255
Density / Sq Mi
$57,123
Median Household Income
$35,594
Median Earnings
$921
Median Rent
$125,500
Median Home Value
Market
Vacancy Rate% for Retail 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?
Conventional restaurant - Turnkey restaurant opportunity with real estate and equipment included.
Where is this conventional restaurant located?
The property is located at 316 N 4th St Burlington, IA.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Established Downtown Italian Restaurant: Turnkey operation with growth potential.; Real Estate Included: Building with restaurant and apartment included in the price.; Two‑Bedroom Apartment: Upstairs apartment provides additional income or living space.
