Class A Office
For Sale
Contact for pricing
8711 Windsor Parkway, Johnston, IA 50131
Professional office layout includes reception, conference, private offices, kitchenette, storage, and restrooms.
Property Size2,070 SF
Price / SF$211.59
Days on Market42
Property Features for 8711 Windsor Parkway
General Information
Standard status
Active
Size
2,070 SF
Class
Class A
Property subtype
Retail, Office
Lease Type
NNN
Additional Details
Highway Access
Yes
Amenities
scenic pond view
Listing Agency:
CBRE - Des Moines
Listed By:
Bill Wright · License #IA S33231000
(515) 210-3050
Source:
Crexi
Added: Jul 30
Changed: Sep 8
Last Checked: Sep 8 at 5:30AM
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 CBRE - Des Moines
Investment Insights
Based on property information with market context.
This 2,070-square-foot Class A office condominium at 8711 Windsor Pkwy provides a conventional professional-office arrangement within Windsor Office Park. The interior includes a reception area, conference room, private offices, kitchenette, office supply and storage room, and restrooms. Rear-facing offices provide views toward the office park’s pond, adding an exterior outlook to the work environment.
The property is in Johnston, Iowa, with access to major highways and proximity to regional employers. Its configuration is suited to a range of professional office uses, including attorneys, consultants, accounting firms, and counseling groups. The space is available for either sale or lease.
The property is in Johnston, Iowa, with access to major highways and proximity to regional employers. Its configuration is suited to a range of professional office uses, including attorneys, consultants, accounting firms, and counseling groups. The space is available for either sale or lease.
Key Highlights
- 2,070 SF Class A office condominium
- Reception area, conference room, private offices, kitchenette, storage room, and restrooms
- Rear‑facing offices overlook the Windsor Office Park pond
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
$27,274
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
6.23%
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%
$545,480
$545.5K
Cap Rate 7%
$389,629
$389.6K
Cap Rate 9%
$303,044
$303.0K
Market Conditions
NOI Build-Up for 2,070 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
$45.5K $21.96/SF
− Vacancy
−$9.1K −$4.39/SF
EGI
$36.4K $17.57/SF
− OpEx
−$9.1K −$4.39/SF
NOI
$27.3K $13.18/SF
Area
Polk County, IA
Vacancy
20.00%
Lease Rate
$21.96 /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%
$545,480
Cap Rate 7%
$389,629
Cap Rate 9%
$303,044
Alternative Uses
Best Use
Office B
$389.6K
$340.9K – $454.6K
NOI $27,274 @ 7.0% cap · market cap 6.23%
Second Best
—
—
no second resolved use
Theoretical Best
Flex RnD
$1.99M
$1.74M – $2.32M
NOI $139,485 @ 7.0% cap · market cap 31.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
596
Businesses Nearby
Explore this area
Business Placement
Demographics for 50131, IA
24,434
Population
9,975
Households
2.4
Avg Household Size
37
Median Age
58%
College-Educated
97%
High-School Grad
23.7 sq mi
ZIP Area
1,031
Density / Sq Mi
$103,316
Median Household Income
$61,532
Median Earnings
$1,284
Median Rent
$347,100
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 units - Professional office layout includes reception, conference, private offices, kitchenette, storage, and restrooms.
Where is this office units located?
The property is located at 8711 Windsor Parkway Johnston, IA.
What is the asking price?
The asking price for this property is $438,000.
What are key features of this property?
This property features: 2,070 SF Class A office condominium; Reception area, conference room, private offices, kitchenette, storage room, and restrooms; Rear‑facing offices overlook the Windsor Office Park pond
