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    300 Main St Keokuk, IA 52632-5814

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    Property profile & analytics

    300 Main St Keokuk, IA 52632-5814

    View on Map
    • Super regional malls
    • 100,044 SF
    • 9.09 lot acres
    Off-Market
    Property ID
    US25-0501494
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    $8,430,000
    Show details
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Super regional malls

    Property Details for 300 Main St

    Year built
    1969
    Lot size
    9.09 lot acres
    Property size
    100,044 SF
    Property type
    Super regional malls
    Property subtype
    Shopping centers
    APN
    04-45-21-25-480-0170
    APU
    44521254800170

    Description

    This distressed retail property, River City Mall, presents a compelling value-add investment opportunity in Keokuk, Iowa. The 208,492 square foot, multi-tenant shopping center, built in 1969 and renovated in 2003, sits on a 9.09-acre lot (APN: 04-45-21-25-480-0180) and features two, one-story buildings with 41 units. Currently, the occupancy rate is 23%, with 10 credit-rated tenants, including Dollar General, generating a NOI of $0. The asking price is $600,000 ($2.88/sq ft, $66,000/acre), reflecting a pro-forma cap rate of 29%. The property is zoned C-Commercial and benefits from a high-traffic location on Highway 218, averaging 10,700 vehicles daily, and its proximity to the Mississippi River. While requiring significant renovations, including roof repairs, the property includes a closed three-screen cinema—the only one within a 35-minute radius. The property's size and location offer substantial redevelopment potential. The sale is considered distressed. Lee County offers various business incentives, including Opportunity Zones and tax abatements. The property's strategic location, coupled with the available incentives and the potential for revitalization, makes it an attractive investment for those seeking a significant upside. The property's location offers easy access to major transportation routes including US Highways 218 and 61, as well as the Burlington Northern Santa Fe Railway and the Mississippi River.

    Value Estimations

    based on Realmo’s proprietary methodology

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $11,915,000
      MEDICAL BUILDING
      $8,175,000
      COMMERCIAL (GENERAL)
      $7,970,000
      INDUSTRIAL (GENERAL)
      $7,390,000
      RESTAURANT
      $6,940,000
      WAREHOUSE, STORAGE
      $6,020,000

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Keokuk
    County
    Lee
    State
    Iowa
    Longitude
    -91.3828
    Latitude
    40.3935
    CBSA code
    22800
    CBSA name
    FORT MADISON-KEOKUK, IA-IL-MO MICROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $15,470
    $163,630
    $232,070
    $395,700
    -
    $163,630
    $232,070
    $395,700

    Comparable in this City

    • Value Estimation
      $1,045,000
      10,240 SF

      3360 Main St

      SHOPPING CENTER, STRIP CENTER • 10,240 SF
      3360 Main St, Keokuk, IA 52632-2266
      View Details
    • Value Estimation
      $1,370,000
      14,800 SF

      205 Park Dr

      SHOPPING CENTER, STRIP CENTER • 14,800 SF
      205 Park Dr, Keokuk, IA 52632-2211
      View Details
    • Value Estimation
      $2,120,000
      22,200 SF

      3533 Main St

      SHOPPING CENTER, STRIP CENTER • 22,200 SF
      3533 Main St, Keokuk, IA 52632-2052
      View Details
    • Value Estimation by Request
      880 SF

      1126 7th St

      RETAIL STORES (PERSONAL SERVICES) • 880 SF
      1126 7th St, Keokuk, IA 52632-5203
      View Details
    • Value Estimation by Request
      1,602 SF

      717 Main St

      RETAIL STORES (PERSONAL SERVICES) • 1,602 SF
      717 Main St, Keokuk, IA 52632-4856
      View Details
    • Value Estimation by Request
      5,880 SF

      928 Main St

      RETAIL STORES (PERSONAL SERVICES) • 5,880 SF
      928 Main St, Keokuk, IA 52632-4655
      View Details

    Similar Nearby for Sale

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    • Contact for pricing
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      Keokuk Retail Investment Opportunity

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      Keokuk Land Development Opportunity

      Prime land parcel with high visibility and development potential.
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    300 Main St
    Keokuk, IA 52632-5814
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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