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Property profile & analytics
OFF-MARKET
Estimated value
$2,715,000
Strip malls
3920 University Ave West Des Moines, IA 50266
Entity Owned
Free & Clear
Property ID
US25-0232426
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2004
Construction
STEEL FRAME
Total area
35,411 SF
Lot
2.64 ac (115,129 SF)
Zoning code
PUD B&C
APN
320/04882-680-001
UPID
US25-0232426
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
$2.88M
Blend (final)
Blend
$2.72M
Owner & transaction history
Aaa West Water Tower Place LLC
Aaa West Water Tower Place LLC
since 2026
5 recorded transactions
Zoning & alternative use
PUD B&C · West Des Moines, IA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$4.1M
+18.3%
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 West Des Moines submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Des Moines 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
$3,490,000
Current use
RETAIL STORES
$4,130,000
Change: +18% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,265,000
Change: -7% · Conversion: Easy
WAREHOUSE, STORAGE
$3,020,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$2.72M
Range $2.44M – $2.99M · ±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
$77 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$168,820
Tax year 2020
Assessed value
$6,440,000
Assessed 2023
Previous assessed
$6,440,000
+0.0% YoY
Effective rate
2.62%
On assessed value
Assessed land
$2,020,000
Assessed improvement
$4,420,000
Land market value
$2,020,000
Improvement market value
$4,420,000
Total market value
$6,440,000
Applied tax rate
20.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2004
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
YES
Buildings
1
Stories
1
Total area
35,411 SF
Lot
2.64 ac (115,129 SF)
Zoning code
PUD B&C
APN
320/04882-680-001
UPID
US25-0232426
Jurisdiction
POLK
Zoning & alternative use
PUD B&C · West Des Moines, IA
Zoning PUD B&C · permitted uses
PUD B&C · West Des Moines, IA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Des Moines. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$3.5M
RETAIL STORES
Est. value
$4.1M
COMMERCIAL (GENERAL)
Est. value
$3.3M
WAREHOUSE, STORAGE
Est. value
$3.0M
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
2004
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
Yes
Stories
1
Buildings
1
Lot
2.64 ac
Current owner
From public records · entity-resolved
Aaa West Water Tower Place LLC
Entity
Free & Clear · 0 yrs held
Mailing address
2099 MT DIABLO BLVD STE #200, WALNUT CREEK, CA 94596-4369
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 14, 2026
$45,242,000
Aaa West Water Tower Place LLC
Loja Wtp LLC
Special Warranty Deed
—
May 31, 2019
$51,196,000
Loja Wtp LLC
Water Tower Place Shopping Ctr
Grant Deed
—
Jul 11, 2017
—
Water Tower Place Shopping Cen
—
Grant Deed
related
$30,000,000 · Bankers Tr
Oct 31, 2007
—
Water Tower Place Shopping Cen
Ej Dev LLC
Warranty Deed
—
—
—
Ej Dev LLC
—
Deed Of Trust
related
$2,200,000 · 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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