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Westland Mall 550 S Gear Ave 405,298 SF Retail Building West Burlington, IA 52655 $6,111,000 CAD ($15.08 CAD/SF) 8.28% Cap Rate
Investment Highlights
- Repositioning or redevelopment opportunity.
- Zoned for digital infrastructure with city support.
- Ideal for hyperscale, AI/ML compute, GPU farms, or colocation.
- Value add high vacancy property with multiple opportunities.
- Minimal residential adjacency reduces NIMBY risk.
- Build-to-suit and master lease frameworks available.
Executive Summary
High-capacity expansion:
• Utility has confirmed feasibility of scaling to 100 MW, 500MW, and up to 1,000 MW, with a minimum construction timeline of:
100 MW: ~36 months
500–1,000 MW: ~48 months
• Further study required for definitive commitments, but no grid constraints flagged
at this stage
On-site substation potential: Dedicated pads available; 36-acre land enables long-term
buildout
Fiber 2x100GBPS within 30-45 days, 4x200GBPS as phased scaling
With 36 acres of controlled land and substation-ready pads on-site, the property is ideally
positioned for GPU, AI, edge compute infrastructure deployment.
Existing income offsets hold costs
This 400,000 SF enclosed regional mall (powered shell) sits on 36 acres of controlled, secure land and presents an immediate opportunity for GPU, AI, Edge compute lease rollout, colocation infrastructure deployment, or strategic adaptive reuse. Whether you're a tech operator building forward inventory or an investor seeking cash-flow-to-conversion potential — this is a high-yield, high-surface-area play.
Site is ideal for phased development tied to Work Order schedules
Can accommodate AI/ML compute centers, GPU farms, or high-density racks with proper upgrades
SNDA coordination and separable leases in place for clean title and deployment zones
36 Acres of Land – ample space for perimeter control, utility pads, or phased expansion
400,000 SF Gross Area – with former anchor wings and high ceiling sections ideal for white space buildout
Current Income – 40%+ leased with separable footprints for near-term hold or income-offset redevelopment
Structural Capacity – load-bearing capacity designed for large-format retail; strong fit for mezzanine/stacking
Located in a low-latency, fiber-served Midwest zone with limited competition for power-available land. Ideal for edge, colocation, or GPU compute facilities. High-acreage footprint, utility proximity, and entitlement flexibility create a rare deployment-ready alternative to congested Tier I markets.
Opportunity to lock in long-term infrastructure control in a low-barrier, pro-development municipality
High visibility and highway access (logistics advantage) Texas Broker of Record Solutions, Inc. Firm License: #9014506 Alex Everest Broker License: #818858
• Utility has confirmed feasibility of scaling to 100 MW, 500MW, and up to 1,000 MW, with a minimum construction timeline of:
100 MW: ~36 months
500–1,000 MW: ~48 months
• Further study required for definitive commitments, but no grid constraints flagged
at this stage
On-site substation potential: Dedicated pads available; 36-acre land enables long-term
buildout
Fiber 2x100GBPS within 30-45 days, 4x200GBPS as phased scaling
With 36 acres of controlled land and substation-ready pads on-site, the property is ideally
positioned for GPU, AI, edge compute infrastructure deployment.
Existing income offsets hold costs
This 400,000 SF enclosed regional mall (powered shell) sits on 36 acres of controlled, secure land and presents an immediate opportunity for GPU, AI, Edge compute lease rollout, colocation infrastructure deployment, or strategic adaptive reuse. Whether you're a tech operator building forward inventory or an investor seeking cash-flow-to-conversion potential — this is a high-yield, high-surface-area play.
Site is ideal for phased development tied to Work Order schedules
Can accommodate AI/ML compute centers, GPU farms, or high-density racks with proper upgrades
SNDA coordination and separable leases in place for clean title and deployment zones
36 Acres of Land – ample space for perimeter control, utility pads, or phased expansion
400,000 SF Gross Area – with former anchor wings and high ceiling sections ideal for white space buildout
Current Income – 40%+ leased with separable footprints for near-term hold or income-offset redevelopment
Structural Capacity – load-bearing capacity designed for large-format retail; strong fit for mezzanine/stacking
Located in a low-latency, fiber-served Midwest zone with limited competition for power-available land. Ideal for edge, colocation, or GPU compute facilities. High-acreage footprint, utility proximity, and entitlement flexibility create a rare deployment-ready alternative to congested Tier I markets.
Opportunity to lock in long-term infrastructure control in a low-barrier, pro-development municipality
High visibility and highway access (logistics advantage) Texas Broker of Record Solutions, Inc. Firm License: #9014506 Alex Everest Broker License: #818858
Financial Summary (Actual - 2024) |
Annual (CAD) | Annual Per SF (CAD) |
|---|---|---|
| Gross Rental Income |
-
|
-
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
$1,409,315
|
$3.48
|
| Net Operating Income |
-
|
-
|
Financial Summary (Actual - 2024)
| Gross Rental Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Other Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income (CAD) | |
|---|---|
| Annual | $1,409,315 |
| Annual Per SF | $3.48 |
| Net Operating Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
Property Facts
Sale Type
Investment
Property Type
Retail
Property Subtype
Building Size
405,298 SF
Building Class
B
Year Built
1977
Price
$6,111,000 CAD
Price Per SF
$15.08 CAD
Cap Rate
8.28%
NOI
$506,085 CAD
Tenancy
Multiple
Building Height
1 Story
Building FAR
0.26
Lot Size
36.22 AC
Zoning
C-Commercial - Multiple.
Parking
2,120 Spaces (5.23 Spaces per 1,000 SF Leased)
Amenities
- Food Court
- Kiosk/Cart Space
- Enclosed Mall
Fairly walkable
40/100
Exceptionally drivable
100/100
Limited public transit
30/100
Fairly bikeable
40/100
Nearby Major Retailers
Property Taxes
| Parcel Numbers | Improvements Assessment | $12,190 CAD (2025) | |
| Land Assessment | $174,501 CAD (2025) | Total Assessment | $186,691 CAD (2025) |
Property Taxes
Parcel Numbers
Land Assessment
$174,501 CAD (2025)
Improvements Assessment
$12,190 CAD (2025)
Total Assessment
$186,691 CAD (2025)
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Westland Mall | 550 S Gear Ave
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