Mixed-Use Property in Downtown
For Sale
$350,000
374 Bluff St, Dubuque, IA 52001
Versatile investment with retail/office space and residential units.
Property Size1,686 SF
Price / SF$207.59
Days on Market156
Property Features for 374 Bluff St
General Information
Standard status
Active
Size
1,686 SF
Building Details
Year Built
1890
Listing Agency:
Century 21 Signature Real Estate
(563) 542-5933
Listed By:
Beth Gilbreath
Source:
Kwlegacyrealty
Added: Mar 27
Changed: Aug 23
Last Checked: Aug 28 at 12:47PM
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 Century 21 Signature Real Estate
Investment Insights
Based on property information with market context.
This versatile investment property offers multiple income configurations, functioning as either retail or office space with an apartment above, or as two residential rental units. The main level features refinished wood flooring and high ceilings, creating an inviting space suitable for retail, office, or residential use. This level includes a small kitchen, a large bedroom, a full bath, laundry facilities, and a flexible front office or living area. The upper-level apartment offers generous space with two bedrooms and in-unit laundry. A two-car garage at the rear of the property provides off-street parking. Situated on Bluff Street near the 4th Street Elevator, the property is surrounded by local shops and neighborhood amenities, supporting strong, long-term rental demand. This property offers location, flexibility, and income potential in downtown Dubuque.
Key Highlights
- Versatile investment property with multiple income configurations.
- Prime downtown Dubuque location on Bluff Street near the 4th Street Elevator and local amenities.
- Two‑car garage provides valuable off‑street parking.
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
$12,240
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
3.50%
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%
$244,800
$244.8K
Cap Rate 7%
$174,857
$174.9K
Cap Rate 9%
$136,000
$136.0K
Market Conditions
NOI Build-Up for 1,686 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
$22.3K $13.20/SF
− Vacancy
−$2.7K −$1.58/SF
EGI
$19.6K $11.62/SF
− OpEx
−$7.3K −$4.36/SF
NOI
$12.2K $7.26/SF
Area
Dubuque County, IA
Vacancy
12.00%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
37.50%
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%
$244,800
Cap Rate 7%
$174,857
Cap Rate 9%
$136,000
Alternative Uses
Best Use
Mixed Use
$174.9K
$153.0K – $204.0K
NOI $12,240 @ 7.0% cap · market cap 3.50%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$328.1K
$287.1K – $382.8K
NOI $22,968 @ 7.0% cap · market cap 6.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,776
Businesses Nearby
Explore this area
Business Placement
Demographics for 52001, IA
43,572
Population
20,102
Households
2.2
Avg Household Size
36
Median Age
30%
College-Educated
92%
High-School Grad
26.1 sq mi
ZIP Area
1,669
Density / Sq Mi
$60,882
Median Household Income
$35,571
Median Earnings
$916
Median Rent
$168,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Versatile investment with retail/office space and residential units.
Where is this mixed-use property located?
The property is located at 374 Bluff St Dubuque, IA.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Versatile investment property with multiple income configurations.; Prime downtown Dubuque location on Bluff Street near the 4th Street Elevator and local amenities.; Two‑car garage provides valuable off‑street parking.
