Renovated Brick Mixed-Use
For Sale
$375,000
916 W 9th St, Vinton, IA 52349
Commercially zoned building combining adaptable business space, patio areas, and a one-bedroom upper-level layout.
Property Size3,626 SF
Price / SF$103.42
Days on Market132
Property Features for 916 W 9th St
General Information
Standard status
Active
Size
3,626 SF
Zoning
commercial
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$13,392
Amenities
outdoor patio space
Building Details
Buildings
1
Stories
2
Construction
brick
Listing Agency:
SKOGMAN REALTY
(319) 350-6770
Listed By:
Annie Kaestner
(319) 350-6770
Source:
Exprealty
Added: Apr 2
Changed: Aug 11
Last Checked: Aug 11 at 7:16AM
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 SKOGMAN REALTY
Investment Insights
Based on property information with market context.
This renovated mixed-use property occupies a historic brick building with 3,626 square feet across two levels. The main floor includes over 2,600 square feet of flexible commercial space suited to office or retail use, along with outdoor patio space. A one-bedroom area on the second floor adds a distinct residential component within the building.
The property is zoned commercial and sits just off Highway 218 in Vinton, Iowa. Its combination of updated interiors, brick construction, commercial space, and upper-level living area provides a varied configuration for an owner-user or mixed-use operation.
The property is zoned commercial and sits just off Highway 218 in Vinton, Iowa. Its combination of updated interiors, brick construction, commercial space, and upper-level living area provides a varied configuration for an owner-user or mixed-use operation.
Key Highlights
- 3,626‑square‑foot mixed‑use building
- Over 2,600 square feet of main‑level office or retail space
- Renovated historic brick construction
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
$34,287
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
9.14%
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%
$685,740
$685.7K
Cap Rate 7%
$489,814
$489.8K
Cap Rate 9%
$380,967
$381.0K
Market Conditions
NOI Build-Up for 3,626 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
$53.1K $14.64/SF
− Vacancy
−$4.1K −$1.13/SF
EGI
$49.0K $13.51/SF
− OpEx
−$14.7K −$4.05/SF
NOI
$34.3K $9.46/SF
Area
Benton County, IA
Vacancy
7.73%
Lease Rate
$14.64 /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%
$685,740
Cap Rate 7%
$489,814
Cap Rate 9%
$380,967
Alternative Uses
Best Use
Retail
$489.8K
$428.6K – $571.5K
NOI $34,287 @ 7.0% cap · market cap 9.14%
Second Best
Mixed Use
$438.4K
$383.6K – $511.5K
NOI $30,690 @ 7.0% cap · market cap 8.18%
Theoretical Best
Specialty Retail
$524.8K
$459.2K – $612.3K
NOI $36,736 @ 7.0% cap · market cap 9.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
440
Businesses Nearby
Explore this area
Business Placement
Demographics for 52349, IA
7,405
Population
3,548
Households
2.1
Avg Household Size
44
Median Age
28%
College-Educated
91%
High-School Grad
149.6 sq mi
ZIP Area
49
Density / Sq Mi
$71,537
Median Household Income
$53,000
Median Earnings
$838
Median Rent
$173,800
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercially zoned building combining adaptable business space, patio areas, and a one-bedroom upper-level layout.
Where is this mixed-use property located?
The property is located at 916 W 9th St Vinton, IA.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 3,626‑square‑foot mixed‑use building; Over 2,600 square feet of main‑level office or retail space; Renovated historic brick construction
