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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Strip malls
110 Van Dorn St Polk City, IA 50226-2205
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US25-0257809
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2007
Construction
FRAME
Total area
7,027 SF
Lot
0.26 ac (11,503 SF)
Zoning code
C-TS
APN
261/00127-005-000
UPID
US25-0257809
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$530k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$523k
Blend (final)
Blend
$625k
Owner & transaction history
Penta Partners LLC · 3 yrs held
Penta Partners LLC
since 2022
Last sale
$750,000
2 recorded transactions
Zoning & alternative use
C-TS · Polk City, IA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
A. C-TS Town Square Business District. The C-TS District is intended to provide appropriate development regulations around the historic Town Square. A variety of commercial uses are permitted, with ground level retail and office uses and upper-level office or residential uses. This grouping of uses is designed to strengthen the town square’s role as a center…
Zone name
Town Square Business District
General category
CIVIC_INSTITUTIONAL
Zone area
5.79 ac
Top alternative use upside
Retail stores
$820,000
+18.3%
Commercial (general)
$770,000
+11.0%
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 Polk City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Polk City 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
$565,000
ML approach
$530,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$695,000
Current use
RETAIL STORES
$820,000
Change: +18% · Conversion: Easy
COMMERCIAL (GENERAL)
$770,000
Change: +11% · Conversion: Easy
WAREHOUSE, STORAGE
$600,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$625k
Range $563k – $688k · ±10% · vs last sale $750k (Aug 31 2022)
Last sale anchor
$750k
Aug 31 2022
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
$89 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$19,940
Tax year 2020
Assessed value
$750,000
Assessed 2023
Previous assessed
$750,000
+0.0% YoY
Effective rate
2.66%
On assessed value
Assessed land
$32,500
Assessed improvement
$717,500
Land market value
$32,500
Improvement market value
$717,500
Total market value
$750,000
Applied tax rate
7.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2007
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
1
Rooms
5
Bathrooms
1
Total area
7,027 SF
Lot
0.26 ac (11,503 SF)
Zoning code
C-TS
APN
261/00127-005-000
UPID
US25-0257809
Jurisdiction
POLK
Zoning & alternative use
C-TS · Polk City, IAZoning C-TS · permitted uses
C-TS · Polk City, IA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
A. C-TS Town Square Business District. The C-TS District is intended to provide appropriate development regulations around the historic Town Square. A variety of commercial uses are permitted, with ground level retail and office uses and upper-level office or residential uses. This grouping of uses is designed to strengthen the town square’s role as a center for trade, service and civic life.
Zone name
Town Square Business District
General category
CIVIC_INSTITUTIONAL
Zone area
5.79 ac
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$695,000
RETAIL STORES
Est. value
$820,000
COMMERCIAL (GENERAL)
Est. value
$770,000
WAREHOUSE, STORAGE
Est. value
$600,000
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
2007
Construction
FRAME
Heating
FORCED AIR
Stories
1
Buildings
1
Rooms
5
Bathrooms
1
Lot
0.26 ac
Current owner
From public records · entity-resolved
Penta Partners LLC
Entity
Mailing address
7300 WESTOWN PKWY STE #310, WEST DES MOINES, IA 50266-2527
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 31, 2022
$750,000
Penta Partners LLC
R T & T LLC
Warranty Deed
$750,000 · The Dfl Trust
—
—
RT & T LLC
—
Deed Of Trust
related
$800,000 · Luana Savings Bank
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.
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