Updated Triplex with Unit
For Sale
$199,000
518 S Helen St., Sioux City, IA 51106
Multi-Unit, Sioux City, IA
Property Size1,584 SF
Lot Size0.20 Acres
Price / SF$125.63
Days on Market138
Property Features for 518 S Helen St.
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
nc-4
Bedrooms
3
Bathrooms
3
Full bathrooms
1
Rooms
Bedroom 1, Bathroom 3, Bathroom 1, Bedroom 2, Bathroom 2, Bedroom 3
Elementary school
Spalding
Middle school
East Middle
High school
East High
Directions
GPS
Subdivision
Mside Central
Standard status
Active
APN
894735152008
Size
1,584 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
TABLE LOT 4 BLK 6
Tax Annual Amount
2773
Legal Description
TABLE LOT 4 BLK 6
Utilities
Heating system
Forced Air
Building Details
Year built
1920
Number of units
3
Listing Agency:
Gateway Real Estate Advisors
(712) 226-8000
Listed By:
Stephanie Dattolico
(712) 898-8091
Added: Apr 29
Changed: Sep 13
Last Checked: Sep 13 at 3:06PM
MLS# 832750
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 1,584-square-foot triplex contains three separate units: a two-bedroom upper apartment, a one-bedroom main-level unit, and a rear studio. Interior updates include modern flooring and other general improvements. The property was built in 1920 and uses forced-air heating.
The 0.2-acre property is located at 518 S Helen St. in Sioux City, Iowa. Zoning is designated nc-4. The owner currently pays water, sewer, and trash service for all three units, along with electric service for unit 3.
The 0.2-acre property is located at 518 S Helen St. in Sioux City, Iowa. Zoning is designated nc-4. The owner currently pays water, sewer, and trash service for all three units, along with electric service for unit 3.
Key Highlights
- Three‑unit configuration with a two‑bedroom upper unit, one‑bedroom main‑level unit, and rear studio
- 1584 square feet on 0.2 acres
- Updated interiors with modern flooring and general improvements
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
$12,040
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
6.05%
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%
$240,800
$240.8K
Cap Rate 7%
$172,000
$172.0K
Cap Rate 9%
$133,778
$133.8K
Market Conditions
NOI Build-Up for 1,584 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
$18.1K $11.40/SF
− Vacancy
−$858 −$0.54/SF
EGI
$17.2K $10.86/SF
− OpEx
−$5.2K −$3.26/SF
NOI
$12.0K $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%
$240,800
Cap Rate 7%
$172,000
Cap Rate 9%
$133,778
Alternative Uses
Best Use
Multifamily LT 5
$172.0K
$150.5K – $200.7K
NOI $12,040 @ 7.0% cap · market cap 6.05%
Second Best
Apartment 5plus
$158.9K
$139.0K – $185.4K
NOI $11,123 @ 7.0% cap · market cap 5.59%
Theoretical Best
Specialty Retail
$238.0K
$208.3K – $277.7K
NOI $16,662 @ 7.0% cap · market cap 8.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
393
Businesses Nearby
Explore this area
Business Placement
Demographics for 51106, IA
28,655
Population
11,681
Households
2.5
Avg Household Size
35
Median Age
27%
College-Educated
93%
High-School Grad
33.5 sq mi
ZIP Area
855
Density / Sq Mi
$74,486
Median Household Income
$40,495
Median Earnings
$1,080
Median Rent
$186,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Triplex - Unit mix spans a two-bedroom, one-bedroom, and studio layout.
Where is this triplex located?
The property is located at 518 S Helen St. Sioux City, IA.
What is the asking price?
The asking price for this property is $199,000.
What are key features of this property?
This property features: Three‑unit configuration with a two‑bedroom upper unit, one‑bedroom main‑level unit, and rear studio; 1584 square feet on 0.2 acres; Updated interiors with modern flooring and general improvements
