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Property profile & analytics
OFF-MARKET
Estimated value
$1,875,000
Flex space
1796 Hwy 71st N Okoboji, IA 51355-2536
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US25-1971101
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
2007
Total area
15,500 SF
Lot
1.9 ac (82,590 SF)
APN
717326033
UPID
US25-1971101
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
$1.88M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.52M
Blend (final)
Blend
$1.88M
Owner & transaction history
Benjamin Pruss · 2 yrs held
Benjamin Pruss
since 2024
Last sale
$1.9M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$2.4M
+122.5%
Office building
$1.9M
+75.1%
Commercial (general)
$1.7M
+58.1%
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 Okoboji submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Okoboji 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
$1,875,000
ML approach
$1,875,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,440,000
Change: +123% · Conversion: Easy
OFFICE BUILDING
$1,920,000
Change: +75% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,735,000
Change: +58% · Conversion: Difficult
RESTAURANT
$1,575,000
Change: +44% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,420,000
Change: +30% · Conversion: Difficult
RETAIL STORES
$1,215,000
Change: +11% · Conversion: Moderate
Blend value · Realmo final
$1.88M
Range $1.69M – $2.06M · ±10% · vs last sale $1.87M (Apr 4 2024)
Last sale anchor
$1.87M
Apr 4 2024
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
$121 / 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
$22,520
Tax year 2023
Assessed value
$1,261,100
Assessed 2024
Previous assessed
$1,261,100
+0.0% YoY
Effective rate
1.79%
On assessed value
Assessed land
$199,100
Assessed improvement
$1,062,000
Land market value
$199,100
Improvement market value
$1,062,000
Total market value
$1,261,100
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
2007
Stories
1
Total area
15,500 SF
Lot
1.9 ac (82,590 SF)
APN
717326033
UPID
US25-1971101
Jurisdiction
DICKINSON
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
Est. value
$2.4M
OFFICE BUILDING
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$1.7M
RESTAURANT
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
RETAIL STORES
Est. value
$1.2M
WAREHOUSE, STORAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
2007
Stories
1
Lot
1.9 ac
Current owner
From public records · entity-resolved
Benjamin Pruss
Individual
Mailing address
16845 257TH AVE, SPIRIT LAKE, IA 51360-6809
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 4, 2024
$505,000
Benjamin Pruss
Dickinson County Sheriff
Sheriffs Deed
related
—
Feb 13, 2023
—
Benjamin R Pruss
—
Deed
related
$505,738 · Bank Midwest NA
Oct 1, 2019
—
Red C&c Properties LLC
—
Deed
related
$336,265 · Central Bank
Apr 2, 2010
—
Red C And C Properties L L C
Robert V Shaw
Quit Claim Deed
related
—
Mar 12, 2010
$1,874,250
Red C And C Properties LLC
Robert V Shaw
Warranty Deed
$725,000 · Central Bank
Dec 28, 2007
$600,000
Robert V Shaw
James E Wilcox
Warranty Deed
$625,000 · Central 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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