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    Retail Investment with Stable Tenants Title is generated by Realmo AI

    425 E Hwy 6, Iowa City, IA 52240

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    For Sale
    $4,995,000

    Commercial - IowaCity, IA

    Property size:
    36,322 SF
    Lot size:
    2.57 Acres
    Price / SF:
    $137/SF
    Added:
    Jun 2, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 3 at 4:06 pm

    Property Features for 425 E Hwy 6

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    CC2
    Interior features
    Zerostepentry
    Standard status
    Active
    APN
    1015460002
    Lot size
    2.57 Acres

    Taxes and HOA fees

    Tax Annual Amount
    103166

    Utilities

    Heating system
    Forced Air, Natural Gas
    Cooling system
    Central Air

    Building Details

    Year built
    1980
    Flooring type
    Concrete
    Building materials
    Frame
    Architectural style
    Other

    We can help!

    Listing Contact
    Jeff Edberg
    Jeff Edberg

    Listing agent Jeff Edberg

    Listing office Lepic-Kroeger, REALTORS 2346 MORMON TREK BLVD, Iowa City, IA

    Listing date Jun 2, 2026

    MLS# 202603536 Listing URL

    Copyright © 2026 Iowa City Area Association 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.

    HighLights

    • 36,322 SF leased commercial building with long‑term tenants: Advanced Auto Parts (8086 SF) and Goodwill Industries (28,277 SF, expanded to full space in 2021)
    • NNN lease rates of $11.17 for Advanced Auto Parts and $12.00 for Goodwill Industries
    • 7.7% capitalization rate per provided remarks, with lease‑rate increases over time (see attached pro‑forma)
    • Traffic count on Hwy 6 of 10,700 cars daily
    • Shared parking lot with approximately 125 parking spaces total (shared with the facing building to the east)
    • Built in 1980; frame construction with central air and forced‑air natural gas heating

    Overview

    This for-sale retail investment is prominently leased to two long-term tenants. Advanced Auto Parts occupies an 8,086 SF suite and has been in place since 1997, while Goodwill Industries has expanded into the full 28,277 SF space, occupying a portion since 1967 and moving into the entire suite in 2021. Together, the tenants occupy the entire 36,322 SF property. The offering is structured as NNN leases with lease rates of $11.17 NNN for Advanced Auto and $12.00 NNN for Goodwill, with increases over time. The current investment metrics reflect a 7.7% capitalization rate, with additional details available in the attached pro forma. Zoning is CC2.

    The property is located at 425 E Hwy 6 in Iowa City and is described as adjacent to the Waterfront Hy Vee. Highway 6 traffic counts are listed at 10,700 cars daily. Parking is shared with the facing building to the east, providing approximately 125 parking spaces plus the shared spaces.

    This asset is well suited for investors seeking a stable, fully occupied retail holding backed by long-established tenants. The combination of multi-decade operating history, full occupancy, and NNN lease structure may appeal to buyers focused on predictable income and lease rate growth over time.

    Local Financial Insights For Retail

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $523.0k $14.40
    − Vacancy −$31.4k −$0.86
    EGI $491.7k $13.54
    − OpEx −$147.5k −$4.06
    NOI $344.2k $9.48
    36,322 SF · lease $14.40/SF/yr · vacancy 6.00% · expense 30.00%

    Alternative Uses

    Best Use
    Retail
    $4.92M
    $4.30M – $5.74M (±1% cap)
    NOI $344,158 @ 7.0% cap · market cap 6.89%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $7.89M
    $6.90M – $9.21M (±1% cap)
    NOI $552,327 @ 7.0% cap · market cap 11.06%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Retail space

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Iowa City
    County
    Johnson
    State
    Iowa
    Longitude
    -91.5299261
    Latitude
    41.644269

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    FAQs

    What type of property is this?
    Retail space - Leased retail property with long-term operators, positioned on Hwy 6 near an active retail hub.
    Where is this retail space located?
    The property is located at 425 E Hwy 6 Iowa City, IA.
    What is the asking price?
    The asking price for this property is $4,995,000.
    What are key features of this property?
    This property features: 36,322 SF leased commercial building with long‑term tenants: Advanced Auto Parts (8086 SF) and Goodwill Industries (28,277 SF, expanded to full space in 2021); NNN lease rates of $11.17 for Advanced Auto Parts and $12.00 for Goodwill Industries; 7.7% capitalization rate per provided remarks, with lease‑rate increases over time (see attached pro‑forma)
    (319) 331-6187
    We can help!
    Listing Contact
    Jeff Edberg
    Jeff Edberg
    Real Estate License ID: IA B33730000
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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