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Property profile & analytics
OFF-MARKET
Estimated value
$2,335,000
Hotels
2080 Holliday Dr Dubuque, IA 52002-0471
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US25-0287823
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2008
Total area
45,594 SF
Lot
2.21 ac (96,268 SF)
Zoning code
CI
APN
10-20-280-005
UPID
US25-0287823
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
-
Holiday Inn Express & Suites Dubuque-West, an IHG Hotel Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.28M
Blend (final)
Blend
$2.34M
Owner & transaction history
Dubuque Hotel LLC · 1 yrs held
Dubuque Hotel LLC
since 2025
4 recorded transactions
Zoning & alternative use
CI · Dubuque, IA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.9M
+104.5%
Auto repair, garage
$2.9M
+52.2%
Medical building
$2.8M
+45.7%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$1,900,000
Current use
RESTAURANT
$3,890,000
Change: +104% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,895,000
Change: +52% · Conversion: Difficult
MEDICAL BUILDING
$2,770,000
Change: +46% · Conversion: Difficult
OFFICE BUILDING
$2,750,000
Change: +45% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,885,000
Change: -1% · Conversion: Difficult
RETAIL STORES
$1,755,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$2.34M
Range $2.10M – $2.57M · ±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
$51 / 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
$128,228
Tax year 2023
Assessed value
$4,802,400
Assessed 2024
Previous assessed
$4,802,400
+0.0% YoY
Effective rate
2.67%
On assessed value
Assessed land
$1,010,400
Assessed improvement
$3,792,000
Land market value
$1,010,400
Improvement market value
$3,792,000
Total market value
$4,802,400
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
2008
Heating
NONE
Buildings
2
Stories
3
Total area
45,594 SF
Lot
2.21 ac (96,268 SF)
Zoning code
CI
APN
10-20-280-005
UPID
US25-0287823
Jurisdiction
DUBUQUE
Zoning & alternative use
CI · Dubuque, IA
Zoning CI · permitted uses
CI · 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
HOTEL/MOTEL Current
Est. value
$1.9M
RESTAURANT
Est. value
$3.9M
AUTO REPAIR, GARAGE
Est. value
$2.9M
MEDICAL BUILDING
Est. value
$2.8M
OFFICE BUILDING
Est. value
$2.8M
WAREHOUSE, STORAGE
Est. value
$1.9M
RETAIL STORES
Est. value
$1.8M
HOTEL/MOTEL Current
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
WAREHOUSE, STORAGE
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
2008
Heating
NONE
Stories
3
Buildings
2
Lot
2.21 ac
Current owner
From public records · entity-resolved
Dubuque Hotel LLC
Entity
Mailing address
925 W GEORGIA ST STE 800TH XX
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
May 28, 2025
$3,000,000
Dubuque Hotel LLC
Ahip Ia Dubuque Properties LLC
Special Warranty Deed
$2,677,500 · Prevail Bank
Jul 22, 2015
$5,555,500
Ahip Ia Dubuque Properties LLC
Dubuque West Hospitality LLC
Grant Deed
related
$32,000,000 · German American Cap
Sep 17, 2008
$1,349,000
Dubuque West Hospitality LLC
Gomer Holliday Development LLC
Corporation Deed
$5,475,000 · Wells Fargo Bank NA
—
—
Dubuque West Hospitality LLC
—
Deed Of Trust
related
$5,225,000 · Wells Fargo 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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