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Property profile & analytics
OFF-MARKET
Estimated value
$2,450,000
Hotels
11414 Frst Ave Clive, IA 50325-7031
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US25-0082750
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1988
Construction
FRAME
Total area
35,968 SF
Lot
2.34 ac (101,930 SF)
Zoning code
C-3
APN
291/00773-002-000
UPID
US25-0082750
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
$2.40M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.02M
Blend (final)
Blend
$2.45M
Owner & transaction history
Siva Hotels LLC · 5 yrs held
Siva Hotels LLC
since 2021
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
C-3 · Clive, IA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
11-4-4 SCOPE.
Top alternative use upside
Warehouse, storage
$3.3M
+26.5%
Commercial (general)
$3.0M
+14.2%
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 Clive submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Clive 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
$2,400,000
ML approach
$2,400,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$2,615,000
Current use
WAREHOUSE, STORAGE
$3,305,000
Change: +26% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,985,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$2.45M
Range $2.21M – $2.70M · ±10% · vs last sale $2.50M (Jul 15 2021)
Last sale anchor
$2.50M
Jul 15 2021
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
$68 / 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
$65,736
Tax year 2020
Assessed value
$2,030,000
Assessed 2023
Previous assessed
$2,030,000
+0.0% YoY
Effective rate
3.24%
On assessed value
Assessed land
$1,340,000
Assessed improvement
$690,000
Land market value
$1,340,000
Improvement market value
$690,000
Total market value
$2,030,000
Applied tax rate
20.0000
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
1988
Construction
FRAME
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
2
Units
85
Total area
35,968 SF
Lot
2.34 ac (101,930 SF)
Zoning code
C-3
APN
291/00773-002-000
UPID
US25-0082750
Jurisdiction
POLK
Zoning & alternative use
C-3 · Clive, IAZoning C-3 · permitted uses
C-3 · Clive, IA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
11-4-4 SCOPE.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$2.6M
WAREHOUSE, STORAGE
Est. value
$3.3M
COMMERCIAL (GENERAL)
Est. value
$3.0M
HOTEL/MOTEL Current
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
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
1988
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
1
Units
85
Lot
2.34 ac
Current owner
From public records · entity-resolved
Siva Hotels LLC
Entity
Mailing address
11414 FRST AVE, CLIVE, IA 50325-7031
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 8, 2023
—
Siva Hotels LLC
—
Deed
related
$2,792,415 · Community 1st Cu
Jul 22, 2021
—
Siva Hotels LLC
—
Deed
related
$2,840,000 · Bank Of George
Jul 15, 2021
$2,500,000
Siva Hotels LLC
Kaiwal Corporation
Warranty Deed
$2,840,000 · Bank Of George
Apr 19, 2012
—
Kaiwal Corp
—
Deed Of Trust
related
$1,191,500 · First Citizens National Bank
Jun 30, 2010
$1,674,000
Kaiwal Corp
Heartland Inns Of America LLC
Warranty Deed
$2,050,000 · First Citizens National Bank
—
—
Kaiwal Corp
—
Deed Of Trust
related
$843,000 · Siouxland Economic Dev Corp
—
—
Kaiwal Corp
—
Deed Of Trust
related
$1,191,500 · First Citizens National Bank
—
—
Kaiwal Corp
—
Deed Of Trust
related
$821,000 · Siouxland Economic Dev Corp
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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