Secure Office
For Sale
$303,000
700 4th, Sioux City, IA 51101
Office condo built in 2012 to meet federal security standards, with additional space available for lease and sale.
Property Size5,228 SF
Price / SF$87.12
Days on Market59
Property Features for 700 4th
General Information
Standard status
Active
Size
5,228 SF
Class
A
Property subtype
Office Condo | Unit 320
Building Details
Building Size
5,228 SF
Year Built
1972
Listing Agency:
NAI United
(712) 204-6261
Listed By:
Chris Bogenrief, SIOR, CCIM, MBA · License #S62387000
(712) 204-6261
Source:
Naiunited
Added: Jun 11
Changed: Aug 8
Last Checked: Aug 8 at 3:58AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of NAI United
Investment Insights
Based on property information with market context.
This office condominium was built to suit for federal security standards in 2012 and previously operated as an Office of the Comptroller of the Currency space. The offering includes 3,478 SF of condo space that is also available for lease, providing flexibility for buyers who need partial occupancy or for users seeking dedicated office space within a condo format. Operating expenses are estimated at $6.95 per square foot.
Located in the heart of Downtown Sioux City’s entertainment district, the property benefits from an urban office setting where tenants can reach surrounding retail and entertainment demand. The building also allows for strategic expansion within the condominium portfolio.
For an owner-user, the asset’s purpose-built security background can be valuable for organizations that require a more controlled office environment. For investors or multi-user operators, the ability to lease 3,478 SF and the option to combine with adjacent Units 300/310 (1,987 SF) at the same price per square foot can support a range of occupancy and capital strategies without forcing a single-use commitment.
Located in the heart of Downtown Sioux City’s entertainment district, the property benefits from an urban office setting where tenants can reach surrounding retail and entertainment demand. The building also allows for strategic expansion within the condominium portfolio.
For an owner-user, the asset’s purpose-built security background can be valuable for organizations that require a more controlled office environment. For investors or multi-user operators, the ability to lease 3,478 SF and the option to combine with adjacent Units 300/310 (1,987 SF) at the same price per square foot can support a range of occupancy and capital strategies without forcing a single-use commitment.
Key Highlights
- Office condominium in Downtown Sioux City’s entertainment district
- Former Office of the Comptroller of the Currency space built to suit meeting federal security standards in 2012
- Year built listed as 1972
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
$17,600
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
5.81%
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%
$352,000
$352.0K
Cap Rate 7%
$251,429
$251.4K
Cap Rate 9%
$195,556
$195.6K
Market Conditions
NOI Build-Up for 3,478 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
$32.1K $9.24/SF
− Vacancy
−$8.7K −$2.49/SF
EGI
$23.5K $6.75/SF
− OpEx
−$5.9K −$1.69/SF
NOI
$17.6K $5.06/SF
Area
Woodbury County, IA
Vacancy
26.98%
Lease Rate
$9.24 /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%
$352,000
Cap Rate 7%
$251,429
Cap Rate 9%
$195,556
Alternative Uses
Best Use
Office B
$251.4K
$220.0K – $293.3K
NOI $17,600 @ 7.0% cap · market cap 5.81%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$522.6K
$457.3K – $609.7K
NOI $36,584 @ 7.0% cap · market cap 12.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,187
Businesses Nearby
Explore this area
Business Placement
Demographics for 51101, IA
1,146
Population
723
Households
1.6
Avg Household Size
39
Median Age
11%
College-Educated
84%
High-School Grad
1.2 sq mi
ZIP Area
955
Density / Sq Mi
$18,103
Median Household Income
$25,661
Median Earnings
$676
Median Rent
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Office condo built in 2012 to meet federal security standards, with additional space available for lease and sale.
Where is this office units located?
The property is located at 700 4th Sioux City, IA.
What is the asking price?
The asking price for this property is $303,000.
What are key features of this property?
This property features: Office condominium in Downtown Sioux City’s entertainment district; Former Office of the Comptroller of the Currency space built to suit meeting federal security standards in 2012; Year built listed as 1972
