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Property profile & analytics
OFF-MARKET
Estimated value
$595,000
Turn key restaurants
12612 Nightengale Ln Dubuque, IA 52003
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US25-0276745
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1990
Construction
FRAME
Total area
4,032 SF
Lot
35.51 ac (1,546,816 SF)
Zoning code
CO
APN
10-33-276-001
UPID
US25-0276745
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
$595k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$492k
Blend (final)
Blend
$595k
Owner & transaction history
Robert D Miller · 3 yrs held
Robert D Miller
since 2023
Last sale
$650,000
5 recorded transactions
Zoning & alternative use
CO · Dubuque, IA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$700,000
+118.5%
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
$595,000
ML approach
$595,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$700,000
Change: +118% · Conversion: Difficult
Blend value · Realmo final
$595k
Range $536k – $655k · ±10% · vs last sale $650k (Jan 11 2023)
Last sale anchor
$650k
Jan 11 2023
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
$148 / 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
$16,654
Tax year 2023
Assessed value
$862,800
Assessed 2024
Previous assessed
$848,600
+1.7% YoY
Effective rate
1.93%
On assessed value
Assessed land
$486,800
Assessed improvement
$376,000
Total market value
$893,900
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
1990
Construction
FRAME
Heating
NONE
Buildings
4
Stories
2
Total area
4,032 SF
Lot
35.51 ac (1,546,816 SF)
Zoning code
CO
APN
10-33-276-001
UPID
US25-0276745
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
WAREHOUSE, STORAGE
Est. value
$700,000
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
1990
Construction
FRAME
Heating
NONE
Stories
2
Buildings
4
Lot
35.51 ac
Current owner
From public records · entity-resolved
Robert D Miller
Individual
Mailing address
2760 NEW HVN ST, DUBUQUE, IA 52001-5649
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 11, 2023
$6,000
Robert D Miller
Dubuque Sports Enterprises LLC
Land Contract
$7,669 · Not Available
Jan 23, 2012
$616,100
Robert Miller
Dubuque Sports Ents LLC
Grant Deed
—
Sep 26, 2008
$650,000
Dubuque Sports Ents LLC
Dubuque Sports Complex INC
Dual Purpose Document
related
$350,000 · Dubuque Sport Complex INC
—
—
Dubuque Sports Ents LLC
—
Deed Of Trust
related
$616,100 · Us Small Business Admn
—
—
Dubuque Sports Complex INC
—
Deed Of Trust
related
$300,000 · East Dubuque 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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