Two-Story Medical Office
For Sale
$2,200,000
555 VALLEY VIEW Drive, Moline, IL 61265
Two-level professional property with an occupied lower floor and flexible upper-level space for continued office use.
Property Size21,780 SF
Lot Size1.92 Acres
Price / SF$101.01
Days on Market284
Property Features for 555 VALLEY VIEW Drive
General Information
Standard status
Active
Size
21,780 SF
Lot size
1.92 Acres
Property subtype
Commercial
Zoning
O-1
Taxes and HOA fees
Annual Taxes
$58,399
Building Details
Building Size
21,780 SF
Year Built
1998
Buildings
1
Stories
2
Construction
brick and glass
Listing Agency:
NAI Ruhl Commercial Company
(563) 355-4000
Listed By:
Shawn Langan · License #475162291
(563) 355-4000
Source:
Midwestrealestate
Added: Nov 11, 2025
Changed: Aug 22
Last Checked: Aug 22 at 7:14AM
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.
The property comprises a 21,780-square-foot, two-story office building on 1.92 acres, constructed in 1998. Brick-and-glass construction, modern finishes, and open floor plans accommodate medical, professional, and administrative uses. Concentra leases the lower level, while the upper floor remains available for an owner-user or additional tenants. On-site parking serves both levels, and Parcel 17-07-425-006 provides an additional parking lot. The property is zoned O-1.
Located at 555 Valley View Drive in Moline, the site sits just north of John Deere Road. UnityPoint-Trinity Hospital, Hobby Lobby, Kohl's, ALDI Grocery, and Target are minutes away, placing the building near established medical, retail, and professional services.
Located at 555 Valley View Drive in Moline, the site sits just north of John Deere Road. UnityPoint-Trinity Hospital, Hobby Lobby, Kohl's, ALDI Grocery, and Target are minutes away, placing the building near established medical, retail, and professional services.
Key Highlights
- 21,780 SF office building on a 1.92‑acre site
- Two‑story brick‑and‑glass construction, built in 1998
- Lower level leased to Concentra
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
$183,475
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
8.34%
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%
$3,669,500
$3.7M
Cap Rate 7%
$2,621,071
$2.6M
Cap Rate 9%
$2,038,611
$2.0M
Market Conditions
NOI Build-Up for 21,780 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
$313.6K $14.40/SF
− Vacancy
−$69.0K −$3.17/SF
EGI
$244.6K $11.23/SF
− OpEx
−$61.2K −$2.81/SF
NOI
$183.5K $8.42/SF
Area
Rock Island County, IL
Vacancy
22.00%
Lease Rate
$14.40 /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%
$3,669,500
Cap Rate 7%
$2,621,071
Cap Rate 9%
$2,038,611
Alternative Uses
Best Use
Healthcare Medical
$3.71M
$3.25M – $4.33M
NOI $259,648 @ 7.0% cap · market cap 11.80%
Second Best
Office B
$2.62M
$2.29M – $3.06M
NOI $183,475 @ 7.0% cap · market cap 8.34%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,105
Businesses Nearby
Explore this area
Business Placement
Demographics for 61265, IL
44,342
Population
20,396
Households
2.2
Avg Household Size
40
Median Age
28%
College-Educated
89%
High-School Grad
19.2 sq mi
ZIP Area
2,309
Density / Sq Mi
$63,910
Median Household Income
$38,960
Median Earnings
$890
Median Rent
$142,300
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Two-level professional property with an occupied lower floor and flexible upper-level space for continued office use.
Where is this office building located?
The property is located at 555 VALLEY VIEW Drive Moline, IL.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: 21,780 SF office building on a 1.92‑acre site; Two‑story brick‑and‑glass construction, built in 1998; Lower level leased to Concentra
