Updated Two-Unit
For Sale
$240,000
1010-12 25th st, Sioux City, IA 51104
Multi-Unit, Sioux City, IA
Property Size2,096 SF
Lot Size0.13 Acres
Price / SF$114.50
Days on Market17
Property Features for 1010-12 25th st
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
NC.4
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 3, Bedroom 5, Bathroom 1, Bedroom 1, Bedroom 4, Bedroom 2
Elementary school
Irving
Middle school
North Middle
High school
North High
Directions
see google maps
Subdivision
Nside Central
Standard status
Active
APN
894721257003
Size
2,096 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
HIGMANS BLVD EX E 9 FT LOT 7 BLK 1
Tax Annual Amount
2700
Legal Description
HIGMANS BLVD EX E 9 FT LOT 7 BLK 1
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1931
Number of units
2
Listing Agency:
Keller Williams Siouxland · Keller Williams Realty
(712) 226-1900
Listed By:
Chelsea Avila
(712) 301-2801
Added: Aug 19
Changed: Sep 2
Last Checked: Sep 4 at 6:06AM
MLS# 834286
Copyright © 2026 Northwest Iowa Regional Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This two-unit duplex contains 2096 square feet on a 0.13-acre lot and has undergone updates throughout the property. Built in 1931, the building includes forced-air heating and central air conditioning. The room configuration includes five bedrooms and two bathrooms across the residences.
Both units are occupied under one-year leases. The property is located at 1010-12 25th St in Sioux City, Iowa, and carries NC.4 zoning. Its two-unit layout, existing tenancy, and updated condition provide a straightforward residential income property format.
Both units are occupied under one-year leases. The property is located at 1010-12 25th St in Sioux City, Iowa, and carries NC.4 zoning. Its two-unit layout, existing tenancy, and updated condition provide a straightforward residential income property format.
Key Highlights
- Two‑unit duplex with both residences currently rented
- 2096 square feet on a 0.13‑acre lot
- Both units secured by one‑year leases
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$15,932
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.64%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$318,640
$318.6K
Cap Rate 7%
$227,600
$227.6K
Cap Rate 9%
$177,022
$177.0K
Market Conditions
NOI Build-Up for 2,096 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$23.9K $11.40/SF
− Vacancy
−$1.1K −$0.54/SF
EGI
$22.8K $10.86/SF
− OpEx
−$6.8K −$3.26/SF
NOI
$15.9K $7.60/SF
Area
Woodbury County, IA
Vacancy
4.75%
Lease Rate
$11.40 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$318,640
Cap Rate 7%
$227,600
Cap Rate 9%
$177,022
Alternative Uses
Best Use
Multifamily LT 5
$227.6K
$199.2K – $265.5K
NOI $15,932 @ 7.0% cap · market cap 6.64%
Second Best
Apartment 5plus
$210.3K
$184.0K – $245.3K
NOI $14,719 @ 7.0% cap · market cap 6.13%
Theoretical Best
Specialty Retail
$315.0K
$275.6K – $367.5K
NOI $22,047 @ 7.0% cap · market cap 9.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
771
Businesses Nearby
Explore this area
Business Placement
Demographics for 51104, IA
23,080
Population
9,119
Households
2.5
Avg Household Size
35
Median Age
28%
College-Educated
89%
High-School Grad
7.5 sq mi
ZIP Area
3,077
Density / Sq Mi
$74,984
Median Household Income
$42,411
Median Earnings
$955
Median Rent
$193,000
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Both residences are leased under one-year terms and feature forced-air heating with central air conditioning.
Where is this duplex located?
The property is located at 1010-12 25th st Sioux City, IA.
What is the asking price?
The asking price for this property is $240,000.
What are key features of this property?
This property features: Two‑unit duplex with both residences currently rented; 2096 square feet on a 0.13‑acre lot; Both units secured by one‑year leases
