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    Sioux City Retail Investment Opportunity Title is generated by Realmo AI

    4501 Southern Hills Dr, Sioux City, IA 51106

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    Value-add retail investment in established commercial corridor with upside potential.

    Type:Retail, Land
    Property size:
    106,795 SF
    Price / SF:
    $132/SF
    Added:
    Feb 26, 2026
    Days on Market:
    80
    Last Refresh:
    Mar 17 at 1:16 pm

    Property Features for 4501 Southern Hills Dr

    General Information

    Standard status
    Active
    Size
    106,795 SF
    Property subtype
    Retail, Land

    We can help!

    Listing Contact
    Amber Olson
    Amber Olson

    Listing agent Amber Olson License #NE 20080192

    Listing office Access Commercial LLC

    Listing date Feb 26, 2026

    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 Access Commercial LLC

    HighLights

    • Opportunity to increase Net Operating Income (NOI) through lease‑up of 8,827 SF of available space.
    • Located in an established commercial corridor within the Southern Hills retail district.
    • Benefits from strong area co‑tenancy, consistent consumer traffic, and proximity to national anchors.
    • Potential to enhance center synergy by curating complementary tenants.
    • Opportunity to improve long‑term asset value through stabilization and potential repositioning.
    • In‑place income from existing tenants provides cash flow stability while pursuing strategic upside.

    Overview

    Southern Square Shopping Center is a retail investment opportunity located in Sioux City's Southern Hills retail district. The property benefits from area co-tenancy, consumer traffic, and proximity to national retailers. The center has 8,827 square feet of available space. An investor has the opportunity to increase net operating income through lease-up, enhance center synergy by curating complementary tenants, improve asset value through stabilization, and potentially reposition or modernize the vacant space to attract higher-credit tenancy. The vacancies provide growth potential while maintaining in-place income from existing tenants. Southern Square offers visibility, accessibility, and flexibility. The property size is 106,795 square feet.

    Financial Insights

    Value Estimation Calculated for Retail

    Conservative
    $11.77M
    NOI $1,059,560 @ 9.00% cap · cautious / downside scenario
    Moderate
    $15.14M
    NOI $1,059,560 @ 7.00% cap · market / base-case scenario
    Aggressive
    $21.19M
    NOI $1,059,560 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Retail

    Component $ $/SF
    Gross rent $1.65M $15.48
    − Vacancy −$139.5k −$1.31
    EGI $1.51M $14.17
    − OpEx −$454.1k −$4.25
    NOI $1.06M $9.92
    106,795 SF · lease $15.48/SF/yr · vacancy 8.44% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Retail
    $15.14M
    $13.24M – $17.66M (±1% cap)
    NOI $1,059,560 @ 7.0% cap · market cap 7.51%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Specialty Retail
    $16.05M
    $14.04M – $18.72M (±1% cap)
    NOI $1,123,350 @ 7.0% cap · market cap 7.97%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Mr. Stirfry Restaurant Siouxland Sports Academy Gym & Fitness Center Gloss Hair and Makeup ... Cosmetic Store Rexius Nutrition/Eat Fit ... (Bike/Boat/Book/etc) Store LifeServe Blood Center Charitable Organization

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Similar Places Nearby

    • Lakeport Commons Shopping Center — 5101 Sergeant Rd, Sioux City, IA 51106
    • Coin Cloud Bitcoin ATM — 4400 Sergeant Rd Ste 317, Sioux City, IA 51106
    • Southern Square — 4501 Southern Hills Dr, Sioux City, IA 51106
    • Regency Plaza Shopping Center — 4299 Sergeant Rd, Sioux City, IA 51106
    • Southern Hills Mall — 4400 Sergeant Rd, Sioux City, IA 51106

    Location Insight

    • Map
    • Local Demand
    City
    Sioux City
    County
    Woodbury
    State
    Iowa
    Longitude
    -96.34683
    Latitude
    42.440386

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    FAQs

    What type of property is this?
    Shopping center - Value-add retail investment in established commercial corridor with upside potential.
    Where is this shopping center located?
    The property is located at 4501 Southern Hills Dr Sioux City, IA.
    What is the asking price?
    The asking price for this property is $14,100,000.
    What are key features of this property?
    This property features: Opportunity to increase Net Operating Income (NOI) through lease‑up of **8,827 SF of available space.**; Located in an established commercial corridor within the Southern Hills retail district.; Benefits from strong area co‑tenancy, consistent consumer traffic, and proximity to national anchors.
    (402) 618-5523 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Amber Olson
    Amber Olson
    Real Estate License ID: NE 20080192
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    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.

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