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Property profile & analytics
OFF-MARKET
Estimated value
$620,000
Grocery and convenience stores
2301 Okoboji Ave Milford, IA 51351-1275
Entity Owned
12-yr Hold
Absentee Owner
Free & Clear
Property ID
US25-2088282
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2008
Total area
4,401 SF
Lot
1.15 ac (50,050 SF)
APN
1001282004
UPID
US25-2088282
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$620k
Owner & transaction history
Cooperative Energy Co · 12 yrs held
Cooperative Energy Co
since 2013
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$775,000
+92.0%
Office building
$560,000
+38.4%
Commercial (general)
$490,000
+21.8%
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 Milford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Milford 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
NEIGHBORHOOD: SHOPPING CENTER
$405,000
Current use
WAREHOUSE, STORAGE
$775,000
Change: +92% · Conversion: Difficult
OFFICE BUILDING
$560,000
Change: +38% · Conversion: Moderate
COMMERCIAL (GENERAL)
$490,000
Change: +22% · Conversion: Easy
Blend value · Realmo final
$620k
Range $558k – $682k · ±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
$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 2023Property tax & assessments
Tax year 2023
Tax billed
$35,208
Tax year 2023
Assessed value
$1,393,100
Assessed 2024
Previous assessed
$1,393,100
+0.0% YoY
Effective rate
2.53%
On assessed value
Assessed land
$241,800
Assessed improvement
$1,151,300
Land market value
$241,800
Improvement market value
$1,151,300
Total market value
$1,393,100
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
2008
Stories
1
Total area
4,401 SF
Lot
1.15 ac (50,050 SF)
APN
1001282004
UPID
US25-2088282
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$405,000
WAREHOUSE, STORAGE
Est. value
$775,000
OFFICE BUILDING
Est. value
$560,000
COMMERCIAL (GENERAL)
Est. value
$490,000
NEIGHBORHOOD: SHOPPING CENTER Current
WAREHOUSE, STORAGE
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
2008
Stories
1
Lot
1.15 ac
Current owner
From public records · entity-resolved
Cooperative Energy Co
Entity
Free & Clear · 12 yrs held
Mailing address
1708 PIERCE AVE, SIBLEY, IA 51249-7091
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
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
Aug 12, 2013
$950,000
Cooperative Energy Co
Patrick D Janicek
Warranty Deed
—
Jan 31, 2012
$900,000
Patrick D Janicek
Ten Fuels LLC
Warranty Deed
$700,000 · Northwest Bank
Nov 16, 2007
$460,000
Ten Fuels LLC
Hot Spots LLC
Warranty Deed
$460,905 · Primebank
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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