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Property profile & analytics
OFF-MARKET
Estimated value
$640,000
Investment properties
932 Shadyview Blvd Pleasant Hill, IA 50327-2018
Entity Owned
5-yr Hold
Free & Clear
Property ID
US25-0220461
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2021
Construction
FRAME
Total area
6,742 SF
Lot
0.92 ac (39,932 SF)
Zoning code
C-1
APN
221/00106-018-003
UPID
US25-0220461
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
by Request
Comparable Approach
Comparable
$644k
Blend (final)
Blend
$640k
Owner & transaction history
Ryan Mathews INC · 5 yrs held
Ryan Mathews INC
since 2020
4 recorded transactions
Zoning & alternative use
C-1 · Pleasant Hill, IA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The C-1 zoning district is intended to provide for the orderly development of central shopping and centralized business uses and activities according to the overall plan of the City. The business and office uses should be of a low intensity nature, and commercial uses should be designed to satisfy local needs and minimize impact to nearby residential areas.
Zone name
Neighborhood Commercial
General category
COMMERCIAL
Zone area
151.71 ac
Source
Realmo
Top alternative use upside
Restaurant
$1.0M
+50.3%
Apartment house (5+ units)
$995,000
+43.4%
Retail stores
$785,000
+13.1%
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 Pleasant Hill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pleasant Hill 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
COMMERCIAL (GENERAL)
$690,000
Current use
RESTAURANT
$1,040,000
Change: +50% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$995,000
Change: +43% · Conversion: Moderate
RETAIL STORES
$785,000
Change: +13% · Conversion: Easy
WAREHOUSE, STORAGE
$620,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$640k
Range $576k – $704k · ±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
$13,878
Tax year 2020
Assessed value
$703,000
Assessed 2023
Previous assessed
$703,000
+0.0% YoY
Effective rate
1.97%
On assessed value
Assessed land
$169,000
Assessed improvement
$534,000
Land market value
$169,000
Improvement market value
$534,000
Total market value
$703,000
Applied tax rate
3.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2021
Construction
FRAME
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
1
Rooms
6
Bathrooms
1
Total area
6,742 SF
Lot
0.92 ac (39,932 SF)
Zoning code
C-1
APN
221/00106-018-003
UPID
US25-0220461
Jurisdiction
POLK
Zoning & alternative use
C-1 · Pleasant Hill, IAZoning C-1 · permitted uses
C-1 · Pleasant Hill, IA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The C-1 zoning district is intended to provide for the orderly development of central shopping and centralized business uses and activities according to the overall plan of the City. The business and office uses should be of a low intensity nature, and commercial uses should be designed to satisfy local needs and minimize impact to nearby residential areas.
Zone name
Neighborhood Commercial
General category
COMMERCIAL
Zone area
151.71 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$690,000
RESTAURANT
Est. value
$1.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$995,000
RETAIL STORES
Est. value
$785,000
WAREHOUSE, STORAGE
Est. value
$620,000
COMMERCIAL (GENERAL) Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
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
2021
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
1
Rooms
6
Bathrooms
1
Lot
0.92 ac
Current owner
From public records · entity-resolved
Ryan Mathews INC
Entity
Free & Clear · 5 yrs held
Mailing address
932 N SHADYVIEW BLVD, PLEASANT HILL, IA 50327-2018
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
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
Mar 25, 2026
—
932 N Shadyview LLC
—
Deed
related
$1,050,000 · Global Innovations Bank
Sep 25, 2020
$104,000
Ryan Mathews INC
Benjamin Ulery
Warranty Deed
—
Jun 24, 2020
$90,000
Adeline Props LLC
Teri M Embry
Warranty Deed
—
Dec 31, 2019
$585,000
932 N Shadyview LLC
C & C Real Estate LLC
Warranty Deed
$463,000 · Legacy 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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