New Car Lot with Service
For Sale
$1,495,000
4501 Gordon Dr Sioux, Sioux City, IA 51106
New car lot offers 525 feet of frontage and four 50-foot deep service bays on a busy corridor.
Property Size5,000 SF
Days on Market202
Property Features for 4501 Gordon Dr Sioux
General Information
Standard status
Active
Size
5,000 SF
Property subtype
Big Box Retail
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Service Bays
4
Building Details
Building Size
5,000 SF
Year Built
2024
Listing Agency:
NAI United
Listed By:
Chris Bogenrief, SIOR, CCIM, MBA · License #B43451000
(712) 204-6261
Source:
Thebrokerlist
Added: Feb 18
Changed: Aug 15
Last Checked: Jul 23 at 6:28PM
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 property is a new car lot designed for automotive operations, with 525 feet of frontage on Gordon Drive. The site includes four service bays that are each 50 feet deep, supporting on-site auto repair or service work.
The property sits on busy Gordon Drive (US Business 20), next to Dollar General, providing direct exposure along the corridor.
Additional income sources mentioned include billboard leasing and leases for a propane and retail shed. The asset is offered for sale.
The property sits on busy Gordon Drive (US Business 20), next to Dollar General, providing direct exposure along the corridor.
Additional income sources mentioned include billboard leasing and leases for a propane and retail shed. The asset is offered for sale.
Key Highlights
- New car lot built in 2024 with 525 ft of frontage on busy Gordon Drive (US Business 20).
- Includes four 50‑ft deep service bays for auto repair/service operations.
- Billboard, propane, and retail shed leases provide additional income.
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
$49,607
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
3.32%
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%
$992,140
$992.1K
Cap Rate 7%
$708,671
$708.7K
Cap Rate 9%
$551,189
$551.2K
Market Conditions
NOI Build-Up for 5,000 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
$77.4K $15.48/SF
− Vacancy
−$6.5K −$1.31/SF
EGI
$70.9K $14.17/SF
− OpEx
−$21.3K −$4.25/SF
NOI
$49.6K $9.92/SF
Area
Woodbury County, IA
Vacancy
8.44%
Lease Rate
$15.48 /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%
$992,140
Cap Rate 7%
$708,671
Cap Rate 9%
$551,189
Alternative Uses
Best Use
Retail
$708.7K
$620.1K – $826.8K
NOI $49,607 @ 7.0% cap · market cap 3.32%
Second Best
Industrial
$351.4K
$307.4K – $409.9K
NOI $24,595 @ 7.0% cap · market cap 1.65%
Theoretical Best
Specialty Retail
$751.3K
$657.4K – $876.6K
NOI $52,594 @ 7.0% cap · market cap 3.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Service bays
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
436
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 51106, IA
28,655
Population
11,681
Households
2.5
Avg Household Size
35
Median Age
27%
College-Educated
93%
High-School Grad
33.5 sq mi
ZIP Area
855
Density / Sq Mi
$74,486
Median Household Income
$40,495
Median Earnings
$1,080
Median Rent
$186,300
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Morningside Service Center — 1/2, 4118, Morningside Ave, Sioux City, IA 51106
- Best Auto Services — 4721 Morningside Ave, Sioux City, IA 51106
- Siouxland Dent-Fx — 1122 Morningside Ave, Sioux City, IA 51106
- Good Year — Chicago Ave, Sioux City, IA 51106
Frequently Asked Questions
What type of property is this?
Auto shop - New car lot offers 525 feet of frontage and four 50-foot deep service bays on a busy corridor.
Where is this auto shop located?
The property is located at 4501 Gordon Dr Sioux Sioux City, IA.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: New car lot built in 2024 with 525 ft of frontage on busy Gordon Drive (US Business 20).; Includes four 50‑ft deep service bays for auto repair/service operations.; Billboard, propane, and retail shed leases provide additional income.
