Built-Out Restaurant with
For Sale
$150,000
805 12 Street, Belle Plaine, IA 52208
The property includes restaurant equipment, furnishings, and additional storage space.
Property Size2,250 SF
Price / SF$66.67
Days on Market8
Property Features for 805 12 Street
General Information
Standard status
Active
Size
2,250 SF
Property subtype
Commercial
Zoning
Comm.
Additional Details
Furnished
Yes
Equipment Included
Yes
Taxes and HOA fees
Annual Taxes
$654
Amenities
Wood
Yes
2
No
Storage
Building
Public
0.07
25 x 120
Building Details
Year Built
1900
Stories
2
Listing Agency:
GLD COMMERCIAL
(319) 210-5984
Listed By:
Danielle Sides
(319) 210-5984
Source:
Pinnaclerealtyia
Added: Aug 4
Changed: Aug 9
Last Checked: Aug 10 at 2:57AM
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 GLD COMMERCIAL
Investment Insights
Based on property information with market context.
This conventional restaurant property at 805 12 Street in Belle Plaine, Iowa, includes a fully built-out dining and kitchen operation with equipment and furnishings conveyed. Included items comprise fryers, freezers, coolers, a grill, a three-compartment sink, restrooms, tables, chairs, and televisions.
Additional storage or convertible multi-use space is located above and below the main restaurant area. The Ansul system, electrical service, and plumbing have been upgraded since 2025. The property is zoned Comm. and was built in 1900.
Additional storage or convertible multi-use space is located above and below the main restaurant area. The Ansul system, electrical service, and plumbing have been upgraded since 2025. The property is zoned Comm. and was built in 1900.
Key Highlights
- Fully built‑out restaurant with equipment and furnishings included
- Fryers, freezers, coolers, grill, three‑compartment sink, tables, chairs, and TVs convey
- Additional storage or convertible multi‑use space above and below
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
$11,797
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
7.86%
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%
$235,940
$235.9K
Cap Rate 7%
$168,529
$168.5K
Cap Rate 9%
$131,078
$131.1K
Market Conditions
NOI Build-Up for 2,250 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
$17.6K $7.80/SF
− Vacancy
−$697 −$0.31/SF
EGI
$16.9K $7.49/SF
− OpEx
−$5.1K −$2.25/SF
NOI
$11.8K $5.24/SF
Area
Benton County, IA
Vacancy
3.97%
Lease Rate
$7.80 /SF/Yr
Expense Ratio
30.00%
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%
$235,940
Cap Rate 7%
$168,529
Cap Rate 9%
$131,078
Alternative Uses
Best Use
Specialty Retail
$325.6K
$284.9K – $379.9K
NOI $22,795 @ 7.0% cap · market cap 15.20%
Second Best
Retail
$303.9K
$266.0K – $354.6K
NOI $21,276 @ 7.0% cap · market cap 14.18%
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
224
Businesses Nearby
17k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Belle Plaine #2
Shops & Services
9,416 visits/mo
0.2 miles
Dollar General
Shops & Services
4,370 visits/mo
0.3 miles
BP
Shops & Services
2,023 visits/mo
0.1 miles
FedEx Office Print & Ship Center
Shops & Services
904 visits/mo
0.3 miles
Carquest Auto Parts
Shops & Services
682 visits/mo
0.1 miles
Demographics for 52208, IA
2,951
Population
1,451
Households
2
Avg Household Size
45
Median Age
17%
College-Educated
95%
High-School Grad
60.7 sq mi
ZIP Area
49
Density / Sq Mi
$71,336
Median Household Income
$45,202
Median Earnings
$773
Median Rent
$119,700
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - The property includes restaurant equipment, furnishings, and additional storage space.
Where is this conventional restaurant located?
The property is located at 805 12 Street Belle Plaine, IA.
What is the asking price?
The asking price for this property is $150,000.
What are key features of this property?
This property features: Fully built‑out restaurant with equipment and furnishings included; Fryers, freezers, coolers, grill, three‑compartment sink, tables, chairs, and TVs convey; Additional storage or convertible multi‑use space above and below
