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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Manufacturing properties
10446 Ironwood Dr Dubuque, IA 52003-8410
Entity Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US25-0380639
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2004
Total area
11,200 SF
Lot
2.57 ac (111,949 SF)
Zoning code
CO
APN
15-14-453-002
UPID
US25-0380639
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
McCullough Creative Marketing & Advertising Advertising Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$677k
Blend (final)
Blend
$645k
Owner & transaction history
Emery LLC · 7 yrs held
Emery LLC
since 2019
3 recorded transactions
Zoning & alternative use
CO · Dubuque, IA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$890,000
+102.1%
Office building
$780,000
+76.6%
Retail stores
$510,000
+16.1%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Dubuque submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Dubuque submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$440,000
Current use
RESTAURANT
$890,000
Change: +102% · Conversion: Difficult
OFFICE BUILDING
$780,000
Change: +77% · Conversion: Difficult
RETAIL STORES
$510,000
Change: +16% · Conversion: Moderate
Blend value · Realmo final
$645k
Range $581k – $710k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$58 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$20,500
Tax year 2023
Assessed value
$1,006,200
Assessed 2024
Previous assessed
$1,006,200
+0.0% YoY
Effective rate
2.04%
On assessed value
Assessed land
$131,400
Assessed improvement
$874,800
Land market value
$131,400
Improvement market value
$874,800
Total market value
$1,006,200
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2004
Heating
NONE
Stories
1
Units
1
Total area
11,200 SF
Lot
2.57 ac (111,949 SF)
Zoning code
CO
APN
15-14-453-002
UPID
US25-0380639
Jurisdiction
DUBUQUE
Zoning & alternative use
CO · Dubuque, IA
Zoning CO · permitted uses
CO · Dubuque, IA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Dubuque. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$440,000
RESTAURANT
Est. value
$890,000
OFFICE BUILDING
Est. value
$780,000
RETAIL STORES
Est. value
$510,000
INDUSTRIAL (GENERAL) Current
RESTAURANT
OFFICE BUILDING
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2004
Heating
NONE
Stories
1
Units
1
Lot
2.57 ac
Current owner
From public records · entity-resolved
Emery LLC
Entity
Free & Clear · 7 yrs held
Mailing address
906 FARRELL CT, DUBUQUE, IA 52001-3196
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 25, 2020
—
Emery LLC
—
Deed
related
$1,733,750 · Dupaco Community Cu
Jan 4, 2019
—
Emery LLC
Mccullough,john P & Lynn M
Warranty Deed
related
—
Mar 10, 2006
$685,000
Lynn M Mccullough
Luckstead,jon D
Warranty Deed
$494,000 · Us Small Business Admn
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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