Professional Services Office
For Sale
Contact for pricing
824 S 4th Street, Clinton, IA 52732
Well-maintained office property with finished parking and a flexible professional-services layout.
Property Size3,750 SF
Price / SF$74.64
Days on Market661
Property Features for 824 S 4th Street
General Information
Standard status
Active
Size
3,750 SF
Property subtype
Special Purpose
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Buildings
1
Building Size
3,750 SF
Listing Agency:
Coldwell Banker Commercial Howes & Jefferies
(563) 242-3265
Listed By:
Dennis Lauver · License #B63532000
Source:
Crexi
Added: Nov 7, 2024
Changed: Aug 29
Last Checked: Aug 29 at 2:20PM
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 Coldwell Banker Commercial Howes & Jefferies
Investment Insights
Based on property information with market context.
This 3,750-square-foot professional-services office building is offered for sale and includes well-maintained finishes, a newly completed concrete parking lot, and garage space. The property also provides a 2,250-square-foot area for lease with four offices, a reception area, kitchenette breakroom, lower-level storage, and office furniture.
The building is positioned on South 4th Street along Hwy 67 and Hwy 30, three blocks from the Hwy 30 bridge connection with Illinois. A grocery store is located directly across the street, providing visibility from its front entrance. The combination of office configuration, parking, storage, and garage space supports a range of professional office operations.
The building is positioned on South 4th Street along Hwy 67 and Hwy 30, three blocks from the Hwy 30 bridge connection with Illinois. A grocery store is located directly across the street, providing visibility from its front entrance. The combination of office configuration, parking, storage, and garage space supports a range of professional office operations.
Key Highlights
- 3,750‑square‑foot professional‑services building offered for sale
- 2,250 SF available for lease within the property
- Four offices, reception area, kitchenette breakroom, and lower‑level storage
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
$24,559
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
8.77%
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%
$491,180
$491.2K
Cap Rate 7%
$350,843
$350.8K
Cap Rate 9%
$272,878
$272.9K
Market Conditions
NOI Build-Up for 3,750 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
$43.2K $11.52/SF
− Vacancy
−$10.5K −$2.79/SF
EGI
$32.7K $8.73/SF
− OpEx
−$8.2K −$2.18/SF
NOI
$24.6K $6.55/SF
Area
Clinton County, IA
Vacancy
24.20%
Lease Rate
$11.52 /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%
$491,180
Cap Rate 7%
$350,843
Cap Rate 9%
$272,878
Alternative Uses
Best Use
Office B
$350.8K
$307.0K – $409.3K
NOI $24,559 @ 7.0% cap · market cap 8.77%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$551.5K
$482.5K – $643.4K
NOI $38,602 @ 7.0% cap · market cap 13.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
756
Businesses Nearby
Explore this area
Business Placement
Demographics for 52732, IA
25,808
Population
12,911
Households
2
Avg Household Size
42
Median Age
21%
College-Educated
90%
High-School Grad
109.6 sq mi
ZIP Area
235
Density / Sq Mi
$58,380
Median Household Income
$37,181
Median Earnings
$768
Median Rent
$118,700
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 - Well-maintained office property with finished parking and a flexible professional-services layout.
Where is this office building located?
The property is located at 824 S 4th Street Clinton, IA.
What is the asking price?
The asking price for this property is $279,900.
What are key features of this property?
This property features: 3,750‑square‑foot professional‑services building offered for sale; 2,250 SF available for lease within the property; Four offices, reception area, kitchenette breakroom, and lower‑level storage
