Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,450,000
Retail space
8801 University Ave Clive, IA 50325-6247
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US25-0537318
Property summary
AI-generated overview
University Park, located at 8801 University Avenue in Clive, Iowa (zip code 50325), offers a prime retail opportunity within a thriving power center. This single-story, multi-tenant property comprises three buildings totaling 28,524 square feet, with a flexible space offering ranging from 1,506 to 22,500 contiguous square feet. Currently, 22,500 square feet is available for lease. The minimum divisible space is 2,783 square feet, allowing for adaptability to various business needs. The property is zoned TC-4 and benefits from its location along the University Avenue Corridor in the Clive/West Des Moines area. The center enjoys strong co-tenancy with established businesses such as Many Hands Thrift, Monterrey Mexican Restaurant, Burn Boot Camp, and SAS Shoes, creating a vibrant and attractive retail environment. This presents a unique chance to establish or expand a business within a well-positioned and successful retail center. The property's convenient location and strong tenant mix offer significant potential for growth and profitability. Interested parties should inquire about lease terms and availability.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1989
Construction
STEEL FRAME
Total area
9,324 SF
Lot
1.2 ac (52,272 SF)
Zoning code
TC-4
APN
291/00772-003-000
UPID
US25-0537318
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
$1.40M
Comparable Approach
Comparable
$1.73M
Blend (final)
Blend
$1.45M
Owner & transaction history
P Y Corp · 11 yrs held
P Y Corp
since 2015
4 recorded transactions
Zoning & alternative use
TC-4 · Clive, IA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
11-4-4 SCOPE.
Top alternative use upside
Auto repair, garage
$1.6M
+48.3%
Medical building
$1.6M
+43.3%
Restaurant
$1.4M
+32.9%
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 Clive submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Clive 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%
$1,510,000
6.5%
$1,395,000
7%
$1,295,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,085,000
Current use
AUTO REPAIR, GARAGE
$1,605,000
Change: +48% · Conversion: Difficult
MEDICAL BUILDING
$1,550,000
Change: +43% · Conversion: Difficult
RESTAURANT
$1,440,000
Change: +33% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,375,000
Change: +27% · Conversion: Difficult
Blend value · Realmo final
$1.45M
Range $1.31M – $1.60M · ±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
$156 / 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
$42,828
Tax year 2020
Assessed value
$1,780,000
Assessed 2023
Previous assessed
$1,780,000
+0.0% YoY
Effective rate
2.41%
On assessed value
Assessed land
$950,000
Assessed improvement
$830,000
Land market value
$950,000
Improvement market value
$830,000
Total market value
$1,780,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1989
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
1
Total area
9,324 SF
Lot
1.2 ac (52,272 SF)
Zoning code
TC-4
APN
291/00772-003-000
UPID
US25-0537318
Jurisdiction
POLK
Zoning & alternative use
TC-4 · Clive, IAZoning TC-4 · permitted uses
TC-4 · Clive, IA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
11-4-4 SCOPE.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$1.6M
RESTAURANT
Est. value
$1.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.4M
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
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
1989
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
1
Lot
1.2 ac
Current owner
From public records · entity-resolved
P Y Corp
Entity
Mailing address
11923 IOWA AVE, LOS ANGELES, CA 90025-3705
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 29, 2015
$2,790,000
P Y Corp
Belle Isle Ihop LLC
Warranty Deed
$1,460,000 · Bank Of Hemet
Dec 30, 2011
—
Belle Isle Ihop LLC
Nelson Neal J 2000 Trust
Warranty Deed
—
Jun 10, 2010
$1,185,000
Belle Isle Ihop LLC
A & C Ventures INC
Warranty Deed
—
Jun 10, 2010
—
A & C Ventures INC
Lyons Pier 1 LLC
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 8801 University Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
