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Property profile & analytics
OFF-MARKET
Estimated value
$905,000
Turn key restaurants
1250 86th St, Clive, IA 50325-1006
Entity Owned
5-yr Hold
Free & Clear
Property ID
US25-2540042
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2014
Construction
FRAME
Total area
7,292 SF
Lot
2.95 ac (128,415 SF)
Zoning code
FW
APN
291/00820-022-000
UPID
US25-2540042
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
$910k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$553k
Blend (final)
Blend
$905k
Owner & transaction history
Perfect Place Properties LLC · 5 yrs held
Perfect Place Properties LLC
since 2021
Last sale
$915,000
4 recorded transactions
Zoning & alternative use
FW · Clive, IA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.3M
+11.6%
Medical building
$1.2M
+7.8%
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
$880,000
ML approach
$910,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,125,000
Current use
AUTO REPAIR, GARAGE
$1,255,000
Change: +12% · Conversion: Difficult
MEDICAL BUILDING
$1,215,000
Change: +8% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,075,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$905k
Range $815k – $996k · ±10% · vs last sale $915k (Feb 1 2021)
Last sale anchor
$915k
Feb 1 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
$124 / 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
$22,460
Tax year 2020
Assessed value
$1,070,000
Assessed 2023
Previous assessed
$1,070,000
+0.0% YoY
Effective rate
2.10%
On assessed value
Assessed land
$946,000
Assessed improvement
$124,000
Land market value
$946,000
Improvement market value
$124,000
Total market value
$1,070,000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2014
Construction
FRAME
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
1
Total area
7,292 SF
Lot
2.95 ac (128,415 SF)
Zoning code
FW
APN
291/00820-022-000
UPID
US25-2540042
Jurisdiction
POLK
Zoning & alternative use
FW · Clive, IA
Zoning FW · permitted uses
FW · Clive, IA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Clive. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.1M
RESTAURANT Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
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
2014
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
1
Lot
2.95 ac
Current owner
From public records · entity-resolved
Perfect Place Properties LLC
Entity
Free & Clear · 5 yrs held
Mailing address
1250 NW 86TH ST, CLIVE, IA 50325-1006
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 27, 2021
—
Perfect Place Properties LLC
Minnesota Properties I LLC
Correction Deed
related
—
Feb 1, 2021
$915,000
Perfect Place Properties LLC
Minnesota Properties LLC
Warranty Deed
$686,250 · Charter Bank
May 19, 2008
$900,000
Minnesota Properties 1 LLC
Dsm Properties
Warranty Deed
$911,446 · Community State Bank
Jan 28, 2005
$900,000
Minnesota Properties 1 LLC
Dsm Properties
Grant Deed
—
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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