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Property profile & analytics
OFF-MARKET
Estimated value
$1,660,000
Office Spaces
1751 Boyson Rd, Hiawatha, IA 52233-2313
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US25-0630082
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2011
Total area
11,780 SF
Lot
6.19 ac (269,636 SF)
APN
11-32-3-27-017-0-1010
UPID
US25-0630082
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
-
R/B Sales Corporation Advertising Agency Marketing & Advertising
-
Honkamp, P.C. Accounting Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.57M
CAP Approach
CAP
$1.61M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.66M
Owner & transaction history
Michelle Lynne LLC · 4 yrs held
Michelle Lynne LLC
since 2021
Last sale
$1.8M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.3M
+79.1%
Auto repair, garage
$1.3M
+68.7%
Neighborhood: shopping center
$1.2M
+62.4%
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 Hiawatha submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hiawatha 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
$1,570,000
ML approach
$1,570,000
CAP Approach
CAP Return
Estimation
6%
$1,740,000
6.5%
$1,605,000
7%
$1,490,000
Alternative Use
Use
Estimation
RESTAURANT
$1,335,000
Change: +79% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,255,000
Change: +69% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,210,000
Change: +62% · Conversion: Difficult
MEDICAL BUILDING
$1,175,000
Change: +58% · Conversion: Easy
Blend value · Realmo final
$1.66M
Range $1.49M – $1.83M · ±10% · vs last sale $1.78M (Jul 19 2021)
Last sale anchor
$1.78M
Jul 19 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
$141 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$41,588
Tax year 2022
Assessed value
$1,309,700
Assessed 2023
Previous assessed
$1,304,400
+0.4% YoY
Effective rate
3.18%
On assessed value
Assessed land
$235,200
Assessed improvement
$1,074,500
Land market value
$235,200
Improvement market value
$1,074,500
Total market value
$1,309,700
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2011
Heating
NONE
Total area
11,780 SF
Lot
6.19 ac (269,636 SF)
APN
11-32-3-27-017-0-1010
UPID
US25-0630082
Jurisdiction
LINN
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
RESTAURANT
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.2M
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
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
2011
Heating
NONE
Lot
6.19 ac
Current owner
From public records · entity-resolved
Michelle Lynne LLC
Entity
Mailing address
12342 E LA JUNTA RD, SCOTTSDALE, AZ 85255-0439
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
Nov 19, 2025
—
Pillar Four LLC
—
Deed
related
$1,384,000 · Cedar Rapids Bank & Trust Co
Mar 14, 2022
—
Michelle Lynne LLC
—
Deed
related
$731,000 · Iowa Business Growth Company
Jul 19, 2021
$1,775,000
Michelle Lynne LLC
Law Building Co LLP
Warranty Deed
$1,597,500 · Ohnward Bank & Trust Co
Jul 19, 2021
—
Michelle Lynne LLC
—
Deed
related
$1,597,500 · Ohnward Bank & Trust Co
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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