Marshalltown, Iowa 50158 — Marshall County
A rare large-acreage industrial redevelopment site within a federally designated Opportunity Zone — offering significant federal tax incentives for qualified investors and commercial developers.
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| Property Address | 702 S. 3rd Avenue, Marshalltown, IA 50158 |
| County | Marshall County, Iowa |
| Parcel ID | 8418-35-427-015 |
| Census Tract | 19055950800 |
| OZ Designation | Federally Designated Opportunity Zone |
| Total Acreage | 13.5 Acres |
| Current Zoning | Industrial |
| Current Improvements | ~200,000 SF obsolete industrial buildings |
| Asking Price | $750,000 |
| Price Per Acre | ~$55,500 |
Located in Marshalltown, Iowa — the county seat of Marshall County — this 13.5-acre site sits in an established industrial market approximately 50 miles northeast of Ames and 60 miles north of Des Moines.
Marshalltown is anchored by major industrial employers including Illinois Tool Works (ITW), Emerson Electric, and JBS USA, supporting consistent demand for warehouse and flex industrial space throughout the market.
The site carries existing industrial zoning with no rezoning required for warehouse, flex industrial, or distribution development. Its 13.5-acre contiguous footprint provides the scale needed for a multi-building industrial park or single large-format user.
Access to US Highway 30 and Iowa Highway 14, with proximity to the I-35 and I-80 corridors via Iowa’s state highway network.
This property falls within a federally designated Opportunity Zone under IRC §§1400Z-1 and 1400Z-2. Investors who deploy eligible capital gains into a Qualified Opportunity Fund (QOF) investing in this property may qualify for substantial federal tax benefits.
Investors may defer federal tax on reinvested capital gains by placing those gains into a Qualified Opportunity Fund that invests in this property.
Appreciation on a QOF investment held for 10 or more years may be permanently excluded from federal capital gains tax — a significant long-term benefit.
The Opportunity Zone program was made permanent under the OBBBA signed in 2025, eliminating prior sunset risk and enabling confident long-term investment planning.
This property may qualify for Rural Opportunity Fund (QROF) treatment, which could provide a 30% basis step-up. Investors should confirm eligibility with qualified tax counsel.
Tax benefits described are general in nature. Prospective purchasers should consult qualified tax counsel to evaluate applicability to their specific investment situation.
This site supports multiple development strategies, which may be executed independently or in combination. The following represent illustrative concepts only.
Develop multiple flex or open warehouse buildings for lease or sale to industrial users. Target tenants include logistics, distribution, and light manufacturing operations.
Prepare and subdivide the site into commercial lots for sale to outside developers. Approximately five lots estimated. A capital-efficient strategy for rapid return of investment.
Combination of vertical construction for income-producing assets alongside lot sales to outside developers — balancing long-term income with near-term capital recovery.
Demolition of obsolete structures and site preparation.
Internal roads, utilities, storm water, and subdivision.
Warehouse, flex industrial, or commercial buildings.
Alternative: sell shovel-ready commercial lots to outside developers.
The OZ program is now permanent under OBBBA 2025, eliminating prior sunset risk and making long-term QOF investment planning more reliable than at any point since the program launched.
At ~$55,500 per acre, this offering is priced below the Marshall County commercial average of $61,440 per acre — providing a value entry point for a development-ready industrial site.
13.5 contiguous acres of industrially zoned land is increasingly rare in established Iowa markets. This scale supports multi-building development, subdivision, or a single large-format user.
No rezoning required. Existing industrial zoning eliminates entitlement risk and accelerates a developer’s path to vertical construction or lot sales.
Warehouse development, lot sales, build-to-suit, or hybrid — the site supports multiple strategies, providing flexibility to adapt to market conditions and investor objectives.
Marshalltown’s industrial base — anchored by ITW, Emerson, and JBS — provides built-in demand for warehouse and flex industrial space from existing supply chain participants.
For additional information, to request the full Offering Memorandum, or to schedule a property tour, please reach out directly.