Coffee Shop Building with Event
For Sale
$3,700,000
2833 St Andrews Way, Sioux Center, IA 51250
Commercial, Sioux Center, IA
Property Size16,522 SF
Lot Size1.39 Acres
Price / SF$223.94
Days on Market106
Property Features for 2833 St Andrews Way
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Landscaping, Lawn Sprinkler System, Level Lot
Subdivision
Surrounding Areas/Other Areas
Standard status
Active
APN
1616304003
Lot size
1.39 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
L3 SOUTH RIDGE ESTATES COMMERCIAL PARK 2ND ADD
Tax Annual Amount
45222
Legal Description
L3 SOUTH RIDGE ESTATES COMMERCIAL PARK 2ND ADD
Utilities
Heating system
Forced Air
Cooling system
Central Air
Amenities
custom tap wall
elevator
coffee shop
kitchen
ample storage
expansive windows
perforated steel ceilings
audio system
Building Details
Year built
2024
Listing Agency:
Vision Realty
(712) 722-0045
Listed By:
Jacqueline Maassen · License #B63772
(712) 395-1334
Added: May 26
Changed: Sep 2
Last Checked: Sep 8 at 2:06AM
MLS# 833114
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.
Completed in 2024, this 16,522-square-foot commercial building is configured for coffee service, gatherings, events, and business activities. The main level includes a custom tap wall, coffee shop, kitchen, elevator access, storage, and large windows. Perforated steel ceilings are designed to reduce sound and echo, while an audio system serves the building.
The upper level provides additional gathering space for conferences, business meetings, and reunions. The property occupies 1.39 acres on the south edge of Sioux Center, Iowa, and includes forced-air heating and central air conditioning.
The upper level provides additional gathering space for conferences, business meetings, and reunions. The property occupies 1.39 acres on the south edge of Sioux Center, Iowa, and includes forced-air heating and central air conditioning.
Key Highlights
- 16,522‑square‑foot commercial building completed in 2024
- 1.39‑acre property on the south edge of Sioux Center
- Main level includes coffee shop, kitchen, custom tap wall, storage, and elevator access
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
$163,449
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
4.42%
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%
$3,268,980
$3.3M
Cap Rate 7%
$2,334,986
$2.3M
Cap Rate 9%
$1,816,100
$1.8M
Market Conditions
NOI Build-Up for 16,522 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
$237.9K $14.40/SF
− Vacancy
−$20.0K −$1.21/SF
EGI
$217.9K $13.19/SF
− OpEx
−$54.5K −$3.30/SF
NOI
$163.4K $9.89/SF
Area
Sioux County, IA
Vacancy
8.40%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
25.00%
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%
$3,268,980
Cap Rate 7%
$2,334,986
Cap Rate 9%
$1,816,100
Alternative Uses
Best Use
Specialty Retail
$2.33M
$2.04M – $2.72M
NOI $163,449 @ 7.0% cap · market cap 4.42%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.44M
$3.01M – $4.02M
NOI $240,921 @ 7.0% cap · market cap 6.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
71
Businesses Nearby
10k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 70%
Hotels & Casinos 30%
Cenex
Shops & Services
6,723 visits/mo
0.1 miles
Holiday Inn Express & Suites
Hotels & Casinos
2,864 visits/mo
0.1 miles
Demographics for 51250, IA
9,427
Population
3,254
Households
2.9
Avg Household Size
29
Median Age
41%
College-Educated
89%
High-School Grad
73.3 sq mi
ZIP Area
129
Density / Sq Mi
$90,238
Median Household Income
$31,045
Median Earnings
$907
Median Rent
$286,000
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Coffee shop - Two-level commercial property combines a coffee shop, kitchen, meeting areas, and gathering space within a recently constructed building.
Where is this coffee shop located?
The property is located at 2833 St Andrews Way Sioux Center, IA.
What is the asking price?
The asking price for this property is $3,700,000.
What are key features of this property?
This property features: 16,522‑square‑foot commercial building completed in 2024; 1.39‑acre property on the south edge of Sioux Center; Main level includes coffee shop, kitchen, custom tap wall, storage, and elevator access
