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Property profile & analytics
OFF-MARKET
Estimated value
$1,330,000
Retail space
532 Indian Head Dr 544 Mason City, IA 50401-7352
Entity Owned
Absentee Owner
Free & Clear
Property ID
US25-0677734
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2005
Total area
13,000 SF
Lot
2.14 ac (93,218 SF)
APN
61240200400
UPID
US25-0677734
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
-
Bath & Body Works Cosmetic Store
-
Christopher & Banks Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.55M
Comparable Approach
Comparable
$1.45M
Blend (final)
Blend
$1.33M
Owner & transaction history
Willow Creek Shopping Center LLC
Willow Creek Shopping Center LLC
since 2025
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.2M
+37.2%
Industrial (general)
$1.0M
+20.1%
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 Mason City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mason City 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%
$1,675,000
6.5%
$1,545,000
7%
$1,435,000
Alternative Use
Use
Estimation
RETAIL STORES
$845,000
Current use
RESTAURANT
$1,160,000
Change: +37% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,015,000
Change: +20% · Conversion: Difficult
OFFICE BUILDING
$835,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$1.33M
Range $1.20M – $1.46M · ±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
$102 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$52,842
Tax year 2022
Assessed value
$1,898,240
Assessed 2024
Previous assessed
$1,898,240
+0.0% YoY
Effective rate
2.78%
On assessed value
Assessed land
$797,950
Assessed improvement
$1,100,290
Land market value
$797,950
Improvement market value
$1,100,290
Total market value
$1,898,240
Applied tax rate
1,001.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2005
Heating
NONE
Stories
1
Total area
13,000 SF
Lot
2.14 ac (93,218 SF)
APN
61240200400
UPID
US25-0677734
Jurisdiction
CERRO GORDO
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
RETAIL STORES Current
Est. value
$845,000
RESTAURANT
Est. value
$1.2M
INDUSTRIAL (GENERAL)
Est. value
$1.0M
OFFICE BUILDING
Est. value
$835,000
RETAIL STORES Current
RESTAURANT
INDUSTRIAL (GENERAL)
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
2005
Heating
NONE
Stories
1
Lot
2.14 ac
Current owner
From public records · entity-resolved
Willow Creek Shopping Center LLC
Entity
Free & Clear · 0 yrs held
Mailing address
8410 GROSS PT RD, SKOKIE, IL 60077-2046
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 4, 2025
—
Willow Creek Shopping Center LLC
—
Deed
related
$12,500,000 · Five Star Bank
Jul 17, 2025
—
Willow Creek Shopping Center LLC
Westlakes P&s LLC
Quitclaim Deed
related
—
Feb 21, 2008
$11,985,000
Westlakes P & S LLC
North Iowa Growth LLC
Special Warranty Deed
—
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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