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Property profile & analytics
OFF-MARKET
Estimated value
$4,085,000
Hotels
6880 Fleur Dr Des Moines, IA 50321-3127
Entity Owned
14-yr Hold
Absentee Owner
Free & Clear
Property ID
US25-0316059
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2007
Construction
FRAME
Total area
43,026 SF
Lot
2.31 ac (100,667 SF)
Zoning code
PUD
APN
120/00005-001-002
UPID
US25-0316059
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
-
Fairfield Inn & Suites Des Moines Airport Hotel & Motel
-
Fairfield Airport Airport
-
6880 Fleur Dr Parking Parking Lot & Garage
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.98M
Comparable Approach
Comparable
$4.41M
Blend (final)
Blend
$4.09M
Owner & transaction history
HOA Hotels LLC · 14 yrs held
HOA Hotels LLC
since 2011
5 recorded transactions
Zoning & alternative use
PUD · Des Moines, IA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The PUD Legacy District is a zoning classification that is no longer accepting new or expanded applications. Only existing PUDs established before a specified effective date continue under this legacy status. These grandfathered districts are governed primarily by their original approval ordinances, conceptual plans, and conditions of approval. Amendments to…
Zone name
Planned Unit Development
General category
PLANNED_DEVELOPMENT
Zone area
3,668.41 ac
Source
Realmo
Top alternative use upside
Restaurant
$6.6M
+112.4%
Apartment house (5+ units)
$6.3M
+102.6%
Retail stores
$5.0M
+59.8%
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 Des Moines submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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%
$5,395,000
6.5%
$4,980,000
7%
$4,625,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$3,125,000
Current use
RESTAURANT
$6,640,000
Change: +112% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$6,335,000
Change: +103% · Conversion: Difficult
RETAIL STORES
$4,995,000
Change: +60% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,420,000
Change: +41% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,955,000
Change: +26% · Conversion: Difficult
Blend value · Realmo final
$4.09M
Range $3.68M – $4.49M · ±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
$95 / 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
$245,404
Tax year 2020
Assessed value
$5,260,000
Assessed 2023
Previous assessed
$5,260,000
+0.0% YoY
Effective rate
4.67%
On assessed value
Assessed land
$662,000
Assessed improvement
$4,598,000
Land market value
$662,000
Improvement market value
$4,598,000
Total market value
$5,260,000
Applied tax rate
1.0000
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
2007
Construction
FRAME
Heating
NONE
Cooling
YES
Buildings
1
Stories
3
Units
82
Total area
43,026 SF
Lot
2.31 ac (100,667 SF)
Zoning code
PUD
APN
120/00005-001-002
UPID
US25-0316059
Jurisdiction
POLK
Zoning & alternative use
PUD · Des Moines, IAZoning PUD · permitted uses
PUD · Des Moines, IA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The PUD Legacy District is a zoning classification that is no longer accepting new or expanded applications. Only existing PUDs established before a specified effective date continue under this legacy status. These grandfathered districts are governed primarily by their original approval ordinances, conceptual plans, and conditions of approval. Amendments to the development plans for these legacy PUDs are permitted, with a process that varies depending on whether the proposed change is determined to be minor or major in scope.
Zone name
Planned Unit Development
General category
PLANNED_DEVELOPMENT
Zone area
3,668.41 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$3.1M
RESTAURANT
Est. value
$6.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.3M
RETAIL STORES
Est. value
$5.0M
COMMERCIAL (GENERAL)
Est. value
$4.4M
WAREHOUSE, STORAGE
Est. value
$4.0M
HOTEL/MOTEL Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
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
2007
Construction
FRAME
Heating
NONE
Cooling
Yes
Stories
3
Buildings
1
Units
82
Lot
2.31 ac
Current owner
From public records · entity-resolved
HOA Hotels LLC
Entity
Free & Clear · 14 yrs held
Mailing address
1501 RIV DR, MOLINE, IL 61265-1307
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
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
Dec 9, 2011
—
HOA Hotels LLC
Airport Lodging LLC
Warranty Deed
related
—
Jun 26, 2007
—
Airport Lodging LLC
—
Grant Deed
related
$4,200,000 · American Trust & Savings Bank
Dec 7, 2006
—
Airport Lodging LLC
—
Grant Deed
related
$3,875,000 · American Trust & Savings Bank
—
—
HOA Hotels LLC
—
Deed Of Trust
related
$7,900,000 · American Trust & Savings Bank
—
—
HOA Hotels LLC
—
Deed Of Trust
related
$3,859,437 · American Trust & Savings 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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