Four-Unit Townhome
For Sale
$1,100,000
3755 Glen Oaks Blvd, Sioux City, IA 51104
Multi-Unit, Sioux City, IA
Property Size8,000 SF
Price / SF$137.50
Days on Market319
Property Features for 3755 Glen Oaks Blvd
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Residentia
Bedrooms
8
Bathrooms
13
Full bathrooms
4
Half bathrooms
5
Rooms
Bathroom 3, Bathroom 4, Bathroom 1, Bedroom 6, Bedroom 4, Bathroom 9, Bedroom 3, Bathroom 13, Bathroom 11, Bedroom 1, Bedroom 8, Bathroom 2, Bathroom 6, Bedroom 5, Bathroom 7, Bathroom 8, Bedroom 7, Bedroom 2, Bathroom 12, Bathroom 10, Bathroom 5
Elementary school
Perry Creek
Middle school
North Middle
High school
North High
Directions
Floyd to Chambers and left at Glen Oaks Blvd.
Subdivision
Nside North
Standard status
Active
APN
894710356001
Size
8,000 SF
Taxes and HOA fees
Tax Year
2024
Tax Description
Glen Oaks Blvd Cond Unit A & AN UNDIV 1/4 Interest in & to the common elements of tract B in Cheyenne 9th Addn This is for parcels 894710356001, 894710356002, 894710356003, 894710356004
Tax Annual Amount
20298
Legal Description
Glen Oaks Blvd Cond Unit A & AN UNDIV 1/4 Interest in & to the common elements of tract B in Cheyenne 9th Addn This is for parcels 894710356001, 894710356002, 894710356003, 894710356004
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1992
Number of units
4
Listing Agency:
J & M Real Estate Group Inc.
Listed By:
Brandi Jorgensen
(605) 232-1819
Added: Oct 30, 2025
Changed: Sep 13
Last Checked: Sep 13 at 9:06AM
MLS# 830842
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.
Built in 1992, this 8,000-square-foot quadplex contains four townhome-style units arranged across three levels. Each residence includes upper-level bedrooms and full bathrooms, a main-floor kitchen with stove, refrigerator, dishwasher, laundry room, half bath, and open dining and living areas with patio access. Finished lower levels provide family rooms, half baths, utility rooms, and storage. Heating is provided by forced air, with central air conditioning throughout.
Two units are currently rented and two are vacant, creating a combination of existing occupancy and available units. The property is located at 3755 Glen Oaks Blvd in Sioux City, Iowa, within an HOA community. An adjacent lot is offered separately and includes potential for additional units and a shared driveway. A new community dog park is planned nearby.
Two units are currently rented and two are vacant, creating a combination of existing occupancy and available units. The property is located at 3755 Glen Oaks Blvd in Sioux City, Iowa, within an HOA community. An adjacent lot is offered separately and includes potential for additional units and a shared driveway. A new community dog park is planned nearby.
Key Highlights
- Four townhome‑style units totaling 8,000 square feet
- Three‑level layouts with finished lower‑level family rooms and storage
- Two units rented and two units vacant
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
$60,808
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
5.53%
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%
$1,216,160
$1.2M
Cap Rate 7%
$868,686
$868.7K
Cap Rate 9%
$675,644
$675.6K
Market Conditions
NOI Build-Up for 8,000 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
$91.2K $11.40/SF
− Vacancy
−$4.3K −$0.54/SF
EGI
$86.9K $10.86/SF
− OpEx
−$26.1K −$3.26/SF
NOI
$60.8K $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%
$1,216,160
Cap Rate 7%
$868,686
Cap Rate 9%
$675,644
Alternative Uses
Best Use
Multifamily LT 5
$868.7K
$760.1K – $1.01M
NOI $60,808 @ 7.0% cap · market cap 5.53%
Second Best
Apartment 5plus
$802.6K
$702.2K – $936.3K
NOI $56,179 @ 7.0% cap · market cap 5.11%
Theoretical Best
Specialty Retail
$1.20M
$1.05M – $1.40M
NOI $84,150 @ 7.0% cap · market cap 7.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
50%
Occupancy
Location Intelligence
Trade Area within ½ mile
208
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Quadplex - Well-maintained multifamily property with three-level townhome layouts, private patios, finished lower levels, and HOA-managed shared upkeep.
Where is this quadplex located?
The property is located at 3755 Glen Oaks Blvd Sioux City, IA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Four townhome‑style units totaling 8,000 square feet; Three‑level layouts with finished lower‑level family rooms and storage; Two units rented and two units vacant
