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    2781 4Th St Mason City, IA 50401
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    2781 4Th St Mason City, IA 50401

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    • Mixed-use properties
    • 40,000 SF
    • 7.22 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Willow Inn Motel / Hotel & Motel

    Property Details for 2781 4Th St

    Year built
    1955
    Lot size
    7.22 lot acres
    Property size
    40,000 SF
    Property type
    Mixed-use properties

    Description

    This exceptional mixed-use investment portfolio in Mason City, Iowa, presents a compelling value-add opportunity. Priced at $2,400,000 ($60/sq ft), the portfolio encompasses 40,000 square feet across 13 buildings situated on 7.22 acres. The property boasts a diverse range of income-producing assets, including a motel with 14 rooms, 18 extended-stay units, five 5-plexes, three duplexes, three flex buildings, a stand-alone retail building, and a bar/restaurant. Currently operating at 100% occupancy, the portfolio generated a 2023 NOI of $211,376, with a pro-forma NOI projected at $311,000, representing an 8.81% cap rate. Built between 1955 and 1993, the portfolio offers significant upside potential through below-market rents and redevelopment opportunities. The property benefits from excellent frontage and visibility, enjoying an estimated 18,800 daily views. This is a rare chance to acquire a well-established, diverse portfolio with substantial growth potential in a thriving Iowa market. The portfolio includes vacant land suitable for future development, further enhancing its long-term value. The property's strong performance and diverse income streams make it an attractive investment for discerning buyers seeking significant returns.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Mason City
    County
    Cerro Gordo
    State
    Iowa
    Longitude
    -93.2424
    Latitude
    43.148

    Comparable in this City

    • Value Estimation
      $2,225,000
      34,366 SF

      2 Adams Ave

      OFFICE/RESIDENTIAL (MIXED USE) • 34,366 SF
      2 Adams Ave, Mason City, IA 50401-3475
      View Details
    • Value Estimation
      $730,000
      7,040 SF

      113 Federal Ave

      OFFICE/RESIDENTIAL (MIXED USE) • 7,040 SF
      113 Federal Ave, Mason City, IA 50401-3226
      View Details
    • Value Estimation by Request
      3,066 SF

      20 2nd NE St

      OFFICE/RESIDENTIAL (MIXED USE) • 3,066 SF
      20 2nd NE St, Mason City, IA 50401-3308
      View Details
    • Value Estimation by Request
      4,400 SF

      115 Federal Ave

      OFFICE/RESIDENTIAL (MIXED USE) • 4,400 SF
      115 Federal Ave, Mason City, IA 50401-3226
      View Details
    • Value Estimation by Request
      3,960 SF

      19 1st NE St

      OFFICE/RESIDENTIAL (MIXED USE) • 3,960 SF
      19 1st NE St, Mason City, IA 50401-3330
      View Details
    • Value Estimation by Request
      3,066 SF

      34 2nd NE St

      OFFICE/RESIDENTIAL (MIXED USE) • 3,066 SF
      34 2nd NE St, Mason City, IA 50401-3308
      View Details

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    Similar Nearby for Lease

    • $1.00 SF/Yr

      Historic Mason City Office Space

      Leasable office space in downtown Mason City, Iowa.
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      Approximately 1000 sq ft office space available for rent.
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      Prime Retail Space in Iowa

      Retail leasing opportunity in Mason City's commercial corridor.
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      View Details
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      Retail Space in Mason City

      Retail space available in high-traffic Mason City location.
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      Downtown Office Space Available

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      Retail spaces available for lease near Wal-Mart Supercenter.
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      View Details
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    Mason City, IA 50401
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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