Four-Unit Townhome
For Sale
$1,100,000
3755 Glen Oaks Blvd #1-4, Sioux City, IA 51104
Three-level townhome units offer private patios, finished lower-level living areas, and a mix of occupied and vacant residences.
Property Size8,000 SF
Days on Market306
Property Features for 3755 Glen Oaks Blvd #1-4
General Information
Standard status
Active
Size
8,000 SF
Property subtype
Multi-Family
Building Details
Building Size
8,000 SF
Year Built
1992
Listing Agency:
J & M Real Estate Group Inc.
(605) 232-1819
Listed By:
Brandi Jorgensen
(605) 232-1819
Source:
Markhanson.kw
Added: Oct 30, 2025
Changed: Aug 30
Last Checked: Aug 30 at 1:21PM
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 J & M Real Estate Group Inc.
Investment Insights
Based on property information with market context.
Located at 3755 Glen Oaks Blvd in Sioux City, this 1992-built quadplex contains four townhome-style units arranged across three levels. Each residence includes three bedrooms, two full bathrooms, vaulted ceilings, and a main-level layout with an entry, half bath, laundry room, kitchen, and connected living and dining areas. Kitchens are equipped with a stove, refrigerator, and dishwasher, while private patios extend from the main living level.
Finished lower levels add a family room, half bath, utility room, and storage space to each unit. Two residences are currently rented and two are vacant, providing a combination of existing occupancy and available units. The property is within an HOA community and is addressed as 3755 Glen Oaks Blvd #1-4, Sioux City, IA 51104.
Finished lower levels add a family room, half bath, utility room, and storage space to each unit. Two residences are currently rented and two are vacant, providing a combination of existing occupancy and available units. The property is within an HOA community and is addressed as 3755 Glen Oaks Blvd #1-4, Sioux City, IA 51104.
Key Highlights
- Four townhome units included at 3755 Glen Oaks Blvd #1‑4
- 1992‑built quadplex with residences spanning three levels
- Each unit has 3 bedrooms and 2 full bathrooms
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
$60,808
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
5.53%
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%
$1,216,160
$1.2M
Cap Rate 7%
$868,686
$868.7K
Cap Rate 9%
$675,644
$675.6K
Market Conditions
NOI Build-Up for 8,000 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
$91.2K $11.40/SF
− Vacancy
−$4.3K −$0.54/SF
EGI
$86.9K $10.86/SF
− OpEx
−$26.1K −$3.26/SF
NOI
$60.8K $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%
$1,216,160
Cap Rate 7%
$868,686
Cap Rate 9%
$675,644
Alternative Uses
Best Use
Multifamily LT 5
$868.7K
$760.1K – $1.01M
NOI $60,808 @ 7.0% cap · market cap 5.53%
Second Best
Apartment 5plus
$802.6K
$702.2K – $936.3K
NOI $56,179 @ 7.0% cap · market cap 5.11%
Theoretical Best
Specialty Retail
$1.20M
$1.05M – $1.40M
NOI $84,150 @ 7.0% cap · market cap 7.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
208
Businesses Nearby
Explore this area
Business Placement
Demographics for 51104, IA
23,080
Population
9,119
Households
2.5
Avg Household Size
35
Median Age
28%
College-Educated
89%
High-School Grad
7.5 sq mi
ZIP Area
3,077
Density / Sq Mi
$74,984
Median Household Income
$42,411
Median Earnings
$955
Median Rent
$193,000
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Three-level townhome units offer private patios, finished lower-level living areas, and a mix of occupied and vacant residences.
Where is this quadplex located?
The property is located at 3755 Glen Oaks Blvd #1-4 Sioux City, IA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Four townhome units included at 3755 Glen Oaks Blvd #1‑4; 1992‑built quadplex with residences spanning three levels; Each unit has 3 bedrooms and 2 full bathrooms
