Retail Shop with Customer
For Sale
Contact for pricing
3101 S Shirley Avenue, Sioux Falls, SD 57106
Retail shop space features a customer office at the front, with ample parking and two curb cuts.
Property Size4,161 SF
Price / SF$216.05
Days on Market52
Property Features for 3101 S Shirley Avenue
General Information
Standard status
Active
Size
4,161 SF
Class
C
Total Parking Spaces
27
Property subtype
Retail
Zoning
Commercial (C-4)
Investment Type
Owner/User
Additional Details
Road Access
Yes
Building Details
Year Built
1995
Buildings
1
Units
1
Tenancy
Single
Listing Agency:
Nelson Commercial Real Estate
Listed By:
Ron Nelson · License #SD 4028
(605) 728-7600
Source:
Crexi
Added: Jul 17
Changed: Aug 28
Last Checked: Aug 28 at 8:43PM
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 Nelson Commercial Real Estate
Investment Insights
Based on property information with market context.
This retail shop space includes a large shop area with a professional customer office positioned at the front. The layout is designed to support versatile occupancy options, with storefront-style front space and open shop area to accommodate day-to-day operations.
The property is directly east of Menards, placing it in an active retail cluster that includes building products, restaurants, and entertainment. On-site parking is available, and there are two curb cuts to support convenient vehicle access.
Overall, the configuration combines customer-facing office space with a larger interior shop footprint, making it suitable for businesses that need both front-of-house presence and room for shop operations.
The property is directly east of Menards, placing it in an active retail cluster that includes building products, restaurants, and entertainment. On-site parking is available, and there are two curb cuts to support convenient vehicle access.
Overall, the configuration combines customer-facing office space with a larger interior shop footprint, making it suitable for businesses that need both front-of-house presence and room for shop operations.
Key Highlights
- Retail shop space built in 1995
- Customer office located at the front of the shop area
- Large shop area with versatile occupancy options
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
$48,234
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
5.37%
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%
$964,680
$964.7K
Cap Rate 7%
$689,057
$689.1K
Cap Rate 9%
$535,933
$535.9K
Market Conditions
NOI Build-Up for 4,161 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
$74.9K $18.00/SF
− Vacancy
−$6.0K −$1.44/SF
EGI
$68.9K $16.56/SF
− OpEx
−$20.7K −$4.97/SF
NOI
$48.2K $11.59/SF
Area
Sioux Falls, SD
Vacancy
8.00%
Lease Rate
$18.00 /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%
$964,680
Cap Rate 7%
$689,057
Cap Rate 9%
$535,933
Alternative Uses
Best Use
Retail
$689.1K
$602.9K – $803.9K
NOI $48,234 @ 7.0% cap · market cap 5.37%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.13M
$988.7K – $1.32M
NOI $79,092 @ 7.0% cap · market cap 8.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
800
Businesses Nearby
828k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 43%
Shops & Services 18%
Home Improvements & Furnishings 15%
Apparel 10%
Chick-fil-A
Dining
66,896 visits/mo
0.4 miles
Menards
Home Improvements & Furnishings
64,847 visits/mo
0.1 miles
T.J. Maxx
Apparel
51,150 visits/mo
0.5 miles
The Home Depot
Home Improvements & Furnishings
35,178 visits/mo
0.2 miles
McDonald's
Dining
33,365 visits/mo
0.3 miles
Demographics for 57106, SD
47,877
Population
21,722
Households
2.2
Avg Household Size
35
Median Age
35%
College-Educated
93%
High-School Grad
30.3 sq mi
ZIP Area
1,580
Density / Sq Mi
$77,070
Median Household Income
$47,554
Median Earnings
$996
Median Rent
$268,800
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail shop space features a customer office at the front, with ample parking and two curb cuts.
Where is this retail space located?
The property is located at 3101 S Shirley Avenue Sioux Falls, SD.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Retail shop space built in 1995; Customer office located at the front of the shop area; Large shop area with versatile occupancy options
