Add Listing
    For Lease
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Retail Space on Louise Avenue Title is generated by Realmo AI

    3401 W 85th St, Sioux Falls, SD 57108

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Lease
    Contact for pricing

    Retail space at a high-traffic intersection near future Veterans Parkway.

    Type:Retail
    Added:
    Apr 6, 2020
    Days on Market:
    2235
    Last Refresh:
    Mar 17 at 1:16 pm

    Property Features for 3401 W 85th St

    General Information

    Standard status
    Active
    Property subtype
    Retail

    Spaces For Lease

    at 3401 W 85th St Contact us

    We can help!

    Listing Contact
    Raquel Blount
    Raquel Blount

    Listing agent Raquel Blount License #SD 11811

    Listing office Lloyd Companies

    Listing date Apr 6, 2020

    Source Crexi

    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

    HighLights

    • Prime location at the intersection of Louise Avenue and 85th Street, attracting a wide audience.
    • Proximity to the future Veterans Parkway (~2 miles), connecting I‑29 to I‑90.
    • Direct benefit from the 85th Street interchange, connecting Tea and Sioux Falls.
    • Caters to residents and commuters from Tea, Harrisburg, and southern/central Sioux Falls.
    • Strategic positioning for future growth and transportation needs in Sioux Falls (2050).
    • High visibility and accessibility due to its location on Louise Avenue and 85th Street.

    Overview

    Located at the intersection of Louise Avenue and 85th Street, this retail space attracts residents and commuters from Tea, Harrisburg, and southern and central Sioux Falls. The site is approximately 2 miles from the future Veterans Parkway, which is planned to connect I-29 to I-90. The property is expected to benefit from the 85th Street interchange, connecting Tea and Sioux Falls.
    Location Intelligence

    Current Use by Public Records

    Scott Dumpster Rental Waste Management Facility Ellie Porta Potty ... Building Supply Ellie Portable Toilet ... Building Supply

    Suggested Use

    Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Real Estate Agency Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Sioux Falls
    County
    Lincoln
    State
    South Dakota
    Longitude
    -96.7681147
    Latitude
    43.4749443

    Nearby Similar for Lease

    • Sponsored
      $129-$6,504/Mo
      11-1,292 SF

      CNA Building

      101 Reid St, Unit 307, Sioux Falls, SD 57103
      View Details
    • $6 SF/Yr
      16,000 SF

      Sioux Falls Flex Space

      16,000 SF flex space with showroom and storage.
      5620 W. 9th Street, Sioux Falls, SD 57107
      View Details
    • $10 SF/Yr
      3,400 SF

      Office Space Available For Rent

      3,400 sq ft office space available 5/30/2025.
      4100 S. Elmwood Place, Sioux Falls, SD 57105
      View Details
    • $22 SF/Yr
      6,535 SF

      Highly Visible Retail Location Available

      Retail spaces with flexible size options and excellent access.
      2524-2530 S. Louise Avenue, Sioux Falls, SD 57106
      View Details
    • $22 SF/Yr
      6,535 SF

      Highly Visible Retail Location

      Retail space with excellent access and flexible size options.
      2524-2530 S. Louise Avenue, Sioux Falls, SD 57106
      View Details
    • $575/Mo
      300 SF

      Executive Suites For Rent

      Executive suites available for rent with included utilities.
      4320 South Louise Avenue, Sioux Falls, SD 57106
      View Details
    • $575/Mo
      300 SF

      Executive Suites For Rent

      Executive suites available for rent, utilities included.
      4320 South Louise Avenue, Sioux Falls, SD 57106
      View Details
    • $400/Mo
      11,108 SF

      Small Office Suites For Lease

      Small office suites available for lease with flexible lease terms.
      100 N Krohn Pl, Sioux Falls, SD 57103
      View Details
    • $21 SF/Yr
      7,500 SF

      Renovated Office Space Available

      Customizable office space with new systems and unique architectural features.
      401 N Phillips Ave, Sioux Falls, SD
      View Details
    • $600/Mo
      1,870 SF

      Downtown Sioux Falls Office Space

      Historic office space in vibrant downtown Sioux Falls. Available 2025.
      126 S Phillips Ave, Sioux Falls, SD
      View Details
    • $19 SF/Yr
      2,400 SF

      Retail Space Available for Lease

      Shell condition retail space with tenant improvement allowance available.
      3509-3515 W 57th St, Sioux Falls, SD
      View Details
    • $18 SF/Yr
      5,661 SF

      Retail Showroom Space Available

      Spacious showroom with storage in Lake Lorraine area.
      2320 S Marion Rd, Sioux Falls, SD
      View Details

    FAQs

    What type of property is this?
    Retail space - Retail space at a high-traffic intersection near future Veterans Parkway.
    Where is this retail space located?
    The property is located at 3401 W 85th St Sioux Falls, SD.
    What are key features of this property?
    This property features: Prime location at the intersection of Louise Avenue and 85th Street, attracting a wide audience.; Proximity to the future Veterans Parkway (~2 miles), connecting I‑29 to I‑90.; Direct benefit from the 85th Street interchange, connecting Tea and Sioux Falls.
    (605) 275-4251 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Raquel Blount
    Raquel Blount
    Real Estate License ID: SD 11811
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    3401 W 85th St, Sioux Falls, SD 57108
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!