Office Building with Open
For Sale
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1808 S Cliff Ave, Sioux Falls, SD 57105
Former bank layout includes private offices, conference, break, storage, and mechanical rooms.
Property Size3,426 SF
Price / SF$211.62
Days on Market232
Property Features for 1808 S Cliff Ave
General Information
Standard status
Active
Size
3,426 SF
Property subtype
OFFICE
Listing Agency:
Lloyd Companies - Corporate
(605) 323-2820
Listed By:
Kristen Zueger, SIOR
(605) 376-1903
Source:
Moodyscre
Added: Mar 2
Changed: Oct 4
Last Checked: Oct 19 at 6:33AM
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 Lloyd Companies - Corporate
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Investment Insights
Based on property information with market context.
This 3,426-square-foot office building was constructed in 1975 and retains a former bank configuration. The interior includes an open lobby, four private offices, a conference room, break room, storage room, mechanical room, and former vault with night drop. A rear entrance, surface parking on both the north and south sides, and pylon signage support day-to-day operations and public access.
Additional land is located south of the building, with potential for a garage or expanded office area. Drive-thru potential is also noted. New landscaping was completed by Weller Brothers in 2025. The property sits near Avera Health Campus, a 52-acre regional healthcare center, while South Cliff Avenue carries 9,400 VPD. Nearby amenities include Circle K, Goodcents Sub Shop, Spoke-N-Sport, the Sioux Falls Bike Trail, and downtown amenities within a short drive.
Additional land is located south of the building, with potential for a garage or expanded office area. Drive-thru potential is also noted. New landscaping was completed by Weller Brothers in 2025. The property sits near Avera Health Campus, a 52-acre regional healthcare center, while South Cliff Avenue carries 9,400 VPD. Nearby amenities include Circle K, Goodcents Sub Shop, Spoke-N-Sport, the Sioux Falls Bike Trail, and downtown amenities within a short drive.
Key Highlights
- 3,426 SF office building constructed in 1975
- Former bank configuration with open lobby, four offices, conference room, vault, and night drop
- Surface parking on both north and south sides of the building
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$45,866
Cap Rate
6.33%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$917,320
$917.3K
Cap Rate 7%
$655,229
$655.2K
Cap Rate 9%
$509,622
$509.6K
Market Conditions
NOI Build-Up for 3,426 SF
Gross rent
$71.9K $21.00/SF
− Vacancy
−$10.8K −$3.15/SF
EGI
$61.2K $17.85/SF
− OpEx
−$15.3K −$4.46/SF
NOI
$45.9K $13.39/SF
Area
Sioux Falls, SD
Vacancy
15.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$917,320
Cap Rate 7%
$655,229
Cap Rate 9%
$509,622
Alternative Uses
Best Use
Office B
$655.2K
$573.3K – $764.4K
NOI $45,866 @ 7.0% cap · market cap 6.33%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$930.3K
$814.0K – $1.09M
NOI $65,121 @ 7.0% cap · market cap 8.98%
Zoning and permitted uses should be independently verified with authorities.
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Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,383
Businesses Nearby
Explore this area
Business Placement
Demographics for 57105, SD
22,635
Population
10,550
Households
2.1
Avg Household Size
36
Median Age
44%
College-Educated
97%
High-School Grad
7.5 sq mi
ZIP Area
3,018
Density / Sq Mi
$74,066
Median Household Income
$43,271
Median Earnings
$956
Median Rent
$247,900
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Midwest region
Frequently Asked Questions
What type of property is this?
Office building - Former bank layout includes private offices, conference, break, storage, and mechanical rooms.
Where is this office building located?
The property is located at 1808 S Cliff Ave Sioux Falls, SD.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: 3,426 SF office building constructed in 1975; Former bank configuration with open lobby, four offices, conference room, vault, and night drop; Surface parking on both north and south sides of the building
