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    Property profile & analytics

    5970 Morning Star Ct Pleasant Hill, IA 50327-2229

    • Grocery and convenience stores
    • 5,620 SF
    • 2.43 lot acres
    OFF-MARKET
    Last Sale
    Dec 02, 2022
    $7,200,000
    Value Estimations
    $5,880,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US25-0232836
    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.

    Current Use by Public Records

    • Grocery and convenience stores

    Property Details for 5970 Morning Star Ct

    Year built
    2022
    Construction
    STEEL FRAME
    Lot size
    2.43 lot acres
    Property size
    5,620 SF
    Zone code
    C-2
    Property type
    Grocery and convenience stores
    APN
    221/00212-902-002
    APU
    22100212902002

    Description

    This exceptional investment opportunity presents a fee-simple interest in a newly constructed (2022), 5,617 square foot Kum & Go convenience store and gas station located at 5970 Morning Star Ct, Pleasant Hill, IA 50327. The property sits on a 2.43-acre lot with excellent visibility and access, situated just off US Route 65's University Avenue exit (Highway 163), a signalized intersection with 25,000 cars daily. The property features Kum & Go's signature Go Fresh Market with indoor seating, seven fuel dispenser islands, and air pumps. This single-tenant property boasts a rare 20-year absolute NNN lease with Kum & Go, L.C., a corporate-guaranteed lease offering zero landlord responsibilities. Rent increases are structured with a 7.5% bump every five years during the initial term, followed by four five-year options at 5% increases each. The property benefits from 10-foot monument signage along University Avenue/Highway 163 and two points of ingress/egress. The surrounding area is experiencing significant growth, with nearby developments including the Forge65 luxury community and the planned Crossing at Pleasant Hill commercial development. This investment offers a strong 5.15% cap rate and a substantial net operating income (NOI) of $356,400. The Des Moines MSA, boasting a population of 840,490, is the fastest-growing metro area by percentage in the Midwest, experiencing 20% population growth from 2010 to 2021. This presents a compelling opportunity to capitalize on a thriving market and a secure, long-term investment with a nationally recognized brand. The lease commenced December 1, 2022, and expires November 30, 2042.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $5,425,000
      ML approach
      $5,360,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $4,208,000
      Market price range: $708k - $4.58M

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

    Location Insight

    • Map
    • Local Demand
    City
    Pleasant Hill
    County
    Polk
    State
    Iowa
    Longitude
    -93.4922
    Latitude
    41.5977
    CBSA code
    19780
    CBSA name
    DES MOINES-WEST DES MOINES, IA METROPOLITAN 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
    $0.00
    $1,100,000
    $1,983,600
    $3,083,600
    -
    $1,100,000
    $1,983,600
    $3,083,600

    Comparable in this City

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    • Value Estimation by Request
      2,760 SF

      1125 Hickory Blvd

      CONVENIENCE STORE • 2,760 SF
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    • Value Estimation
      $1,085,000
      7,468 SF

      1101 56th St

      CONVENIENCE STORE • 7,468 SF
      1101 56th St, Pleasant Hill, IA 50327-7059
      View Details
    • Value Estimation
      $4,065,000
      31,240 SF

      5500 University Ave

      GROCERY, SUPERMARKET • 31,240 SF
      5500 University Ave, Pleasant Hill, IA 50327-8470
      View Details
    • Value Estimation
      $545,000
      4,128 SF

      5550 University Ave

      CONVENIENCE STORE • 4,128 SF
      5550 University Ave, Pleasant Hill, IA 50327-8470
      View Details
    • Value Estimation
      $3,230,000
      20,787 SF

      4815 Maple Dr

      GROCERY, SUPERMARKET • 20,787 SF
      4815 Maple Dr, Pleasant Hill, IA 50327-2028
      View Details

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      Retail Land For Lease

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      View Details
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    Pleasant Hill, IA 50327-2229
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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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