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Property profile & analytics
OFF-MARKET
Estimated value
$9,070,000
Warehouses
1350 Roberts Fry Rd Tiffin, IA 52340-9452
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US25-1783006
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2023
Construction
FRAME
Total area
50,000 SF
Lot
12.76 ac (555,825 SF)
APN
633426001
UPID
US25-1783006
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
-
IDT Distribution Center Warehouse & Storage
-
Integrated DNA Warehouse & Storage
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.00M
Comparable Approach
Comparable
$8.94M
Blend (final)
Blend
$9.07M
Owner & transaction history
I 80 Distribution Prop LLC · 4 yrs held
I 80 Distribution Prop LLC
since 2021
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$9.2M
+58.9%
Retail stores
$7.9M
+36.6%
Office building
$6.5M
+12.0%
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 Tiffin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tiffin 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%
$6,495,000
6.5%
$5,995,000
7%
$5,565,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$5,760,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$9,150,000
Change: +59% · Conversion: Moderate
RETAIL STORES
$7,865,000
Change: +37% · Conversion: Moderate
OFFICE BUILDING
$6,450,000
Change: +12% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,485,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$9.07M
Range $8.16M – $9.98M · ±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
$181 / 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
$210,974
Tax year 2023
Assessed value
$7,789,000
Assessed 2024
Previous assessed
$6,399,500
+21.7% YoY
Effective rate
2.71%
On assessed value
Assessed land
$1,366,600
Assessed improvement
$6,422,400
Total market value
$9,377,950
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2023
Construction
FRAME
Buildings
2
Stories
1
Total area
50,000 SF
Lot
12.76 ac (555,825 SF)
APN
633426001
UPID
US25-1783006
Jurisdiction
JOHNSON
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$5.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$9.2M
RETAIL STORES
Est. value
$7.9M
OFFICE BUILDING
Est. value
$6.5M
COMMERCIAL (GENERAL)
Est. value
$5.5M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
OFFICE BUILDING
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
2023
Construction
FRAME
Stories
1
Buildings
2
Lot
12.76 ac
Current owner
From public records · entity-resolved
I 80 Distribution Prop LLC
Entity
Free & Clear · 4 yrs held
Mailing address
417 1ST AVE SE, CEDAR RAPIDS, IA 52401-1309
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 7, 2021
—
I 80 Distribution Prop LLC
JR Cedar Rapids Holdings LLC
Warranty Deed
—
Jul 21, 2021
—
JR Cedar Rapids Holdings LLC
—
Deed
related
$5,520,000 · Ohnward Bank & Trust Co
Sep 10, 2019
$1,250,000
JR Cedar Rapids Holdings LLC
Lundt LLC
Warranty 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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