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Property profile & analytics
OFF-MARKET
Estimated value
$7,815,000
Commercial kitchens
450 Main St Dubuque, IA 52001-6948
Entity Owned
14-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US25-0368025
Property profile
Verified
Property type
Commercial kitchens
Use group
TAKE-OUT RESTAURANT
Year built
1991
Total area
100,141 SF
Lot
1.72 ac (74,923 SF)
Zoning code
CI
APN
10-25-236-001
UPID
US25-0368025
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
-
Bennigan's On The Fly Restaurant
-
Charlotte's coffee house Cafe & Coffee Shop
-
Dubuque Iowa Event Center Take-out & Catering Catering Service
-
Main Event Catering - Dubuque Take-out & Catering Catering Service
-
River Rock Kitchen & Tap Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.11M
Blend (final)
Blend
$7.82M
Owner & transaction history
Dubuque Hotel Partners LLC · 14 yrs held
Dubuque Hotel Partners LLC
since 2012
7 recorded transactions
Zoning & alternative use
CI · Dubuque, IA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
RESTAURANT
$7,970,000
Current use
OFFICE BUILDING
$6,965,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$7.82M
Range $7.03M – $8.60M · ±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
$78 / 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
$191,638
Tax year 2023
Assessed value
$7,141,300
Assessed 2024
Previous assessed
$7,141,300
+0.0% YoY
Effective rate
2.68%
On assessed value
Assessed land
$877,200
Assessed improvement
$6,264,100
Land market value
$877,200
Improvement market value
$6,264,100
Total market value
$7,141,300
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
Commercial kitchens
Use group
TAKE-OUT RESTAURANT
Status
Off-Market
Year built
1991
Heating
NONE
Buildings
2
Stories
5
Total area
100,141 SF
Lot
1.72 ac (74,923 SF)
Zoning code
CI
APN
10-25-236-001
UPID
US25-0368025
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
RESTAURANT Current
Est. value
$8.0M
OFFICE BUILDING
Est. value
$7.0M
RESTAURANT Current
OFFICE BUILDING
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
1991
Heating
NONE
Stories
5
Buildings
2
Lot
1.72 ac
Current owner
From public records · entity-resolved
Dubuque Hotel Partners LLC
Entity
Mailing address
801 E 2ND AVE STE #200, CORALVILLE, IA 52241-2250
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 19, 2024
—
Dubuque Hotel Partners LLC
—
Deed
related
$575,000 · Premier Bank
Oct 11, 2017
—
Dubuque Hotel Partners LLC
—
Deed
related
$1,300,000 · Siouxland Economic Development Corporati
Dec 14, 2016
—
Dubuque Hotel Partners LLC
—
Grant Deed
related
$1,263,500 · Premier Bk
Feb 24, 2012
$4,700,000
Dubuque Hotel Partners LLC
Blue Moon Dev Co
Deed Of Trust
$4,750,000 · Premier Bank
Nov 23, 2009
—
Blue Moon Dev Co
—
Deed Of Trust
related
$2,750,000 · First National Bank Ohio
Jun 6, 2008
—
Blue Moon Dev Co
—
Deed Of Trust
related
$10,000,000 · Premier Bank
—
—
Dubuque Hotel Partners LLC
—
Deed Of Trust
related
$2,929,000 · Siouxland Economic Dev Corp
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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