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Property profile & analytics
OFF-MARKET
Estimated value
$4,175,000
Hotels
1390 118th St Clive, IA 50325-8202
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US25-2581751
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1993
Construction
FRAME
Total area
46,796 SF
Lot
2.06 ac (89,559 SF)
Zoning code
C-3
APN
291/00345-603-001
UPID
US25-2581751
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
$4.02M
CAP Approach
CAP
$5.42M
Comparable Approach
Comparable
$4.16M
Blend (final)
Blend
$4.18M
Owner & transaction history
Sai Hotels LLC · 6 yrs held
Sai Hotels LLC
since 2020
Last sale
$4.5M
4 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
Apartment house (5+ units)
$6.9M
+102.6%
Retail stores
$5.4M
+59.8%
Warehouse, storage
$4.3M
+26.5%
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 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
$3,710,000
ML approach
$4,015,000
CAP Approach
CAP Return
Estimation
6%
$5,870,000
6.5%
$5,415,000
7%
$5,030,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$3,400,000
Current use
APARTMENT HOUSE (5+ UNITS)
$6,890,000
Change: +103% · Conversion: Difficult
RETAIL STORES
$5,435,000
Change: +60% · Conversion: Difficult
WAREHOUSE, STORAGE
$4,300,000
Change: +26% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,885,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$4.18M
Range $3.76M – $4.59M · ±10% · vs last sale $4.50M (Jul 13 2020)
Last sale anchor
$4.50M
Jul 13 2020
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
$138,232
Tax year 2020
Assessed value
$4,180,000
Assessed 2023
Previous assessed
$4,180,000
+0.0% YoY
Effective rate
3.31%
On assessed value
Assessed land
$1,180,000
Assessed improvement
$3,000,000
Land market value
$1,180,000
Improvement market value
$3,000,000
Total market value
$4,180,000
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
1993
Construction
FRAME
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
5
Total area
46,796 SF
Lot
2.06 ac (89,559 SF)
Zoning code
C-3
APN
291/00345-603-001
UPID
US25-2581751
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
$3.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.9M
RETAIL STORES
Est. value
$5.4M
WAREHOUSE, STORAGE
Est. value
$4.3M
COMMERCIAL (GENERAL)
Est. value
$3.9M
HOTEL/MOTEL Current
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
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
1993
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Stories
5
Buildings
1
Lot
2.06 ac
Current owner
From public records · entity-resolved
Sai Hotels LLC
Entity
Mailing address
1390 NW 118TH ST, CLIVE, IA 50325-8202
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
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
Jul 13, 2020
$4,500,000
Sai Hotels LLC
Cplg Properties LLC
Special Warranty Deed
$3,254,234 · Grinnell State Bank
Feb 22, 2006
—
Bre Of Lq Properties LLC
La Quinta Properties INC
Grant Deed
$2,075,000,000 · Bank Of America
Sep 20, 2004
$264,500
Laquinta Properties INC
Marcus Non LLC
Warranty Deed
—
—
—
Bre Of Lq Properties LLC
—
Deed Of Trust
related
—
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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