42-Unit Townhome-Style
For Sale
$7,950,000
4802 S Hosta Ave, Sioux Falls, SD 57110
Townhome-style residences offer attached garages, private patios, open layouts, and in-unit laundry.
Property Size59,544 SF
Price / SF$133.51
Days on Market71
Property Features for 4802 S Hosta Ave
General Information
Standard status
Active
Size
59,544 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
42
Amenities
attached garages
in-unit laundry
open floor plans
private patios
primary suites
Building Details
Year Built
2021
Listing Agency:
CENTURY 21 Advantage
(605) 336-2121
Listed By:
David Shelton · License #14836
Source:
Siouxfallsareahomesearch
Added: Jun 21
Changed: Aug 30
Last Checked: Aug 25 at 7:53AM
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 CENTURY 21 Advantage
Investment Insights
Based on property information with market context.
Hosta Townhomes at Brooks Crossing comprises 42 townhome-style apartment homes in Sioux Falls’ southeast area. Built in 2021, the property is zoned Multi Family and features attached garages, private patios, open-concept interiors, and in-unit laundry centers.
Each residence places the kitchen, dining area, and living room on the main level, with sliding doors opening to a private patio. A mudroom links the living area to the attached garage. Bedrooms, laundry, and a full bathroom are located upstairs, while three-bedroom layouts add a primary suite. The property is located at 4802, 4812, and 4822 S Hosta Ave near E. 57th and S. Sycamore Ave.
Each residence places the kitchen, dining area, and living room on the main level, with sliding doors opening to a private patio. A mudroom links the living area to the attached garage. Bedrooms, laundry, and a full bathroom are located upstairs, while three-bedroom layouts add a primary suite. The property is located at 4802, 4812, and 4822 S Hosta Ave near E. 57th and S. Sycamore Ave.
Key Highlights
- 42 townhome‑style apartment homes
- Built in 2021
- Attached garages for each residence
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
$476,741
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
6.00%
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%
$9,534,820
$9.5M
Cap Rate 7%
$6,810,586
$6.8M
Cap Rate 9%
$5,297,122
$5.3M
Market Conditions
NOI Build-Up for 59,544 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
$964.6K $16.20/SF
− Vacancy
−$97.8K −$1.64/SF
EGI
$866.8K $14.56/SF
− OpEx
−$390.1K −$6.55/SF
NOI
$476.7K $8.01/SF
Area
Sioux Falls, SD
Vacancy
10.14%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
45.00%
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%
$9,534,820
Cap Rate 7%
$6,810,586
Cap Rate 9%
$5,297,122
Alternative Uses
Best Use
Apartment 5plus
$6.81M
$5.96M – $7.95M
NOI $476,741 @ 7.0% cap · market cap 6.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$16.17M
$14.15M – $18.86M
NOI $1,131,812 @ 7.0% cap · market cap 14.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
42
Residential units
Location Intelligence
Trade Area within ½ mile
33
Businesses Nearby
Explore this area
Business Placement
Demographics for 57110, SD
22,013
Population
9,178
Households
2.4
Avg Household Size
35
Median Age
43%
College-Educated
92%
High-School Grad
20.9 sq mi
ZIP Area
1,053
Density / Sq Mi
$87,114
Median Household Income
$52,202
Median Earnings
$1,018
Median Rent
$365,600
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Townhome-style residences offer attached garages, private patios, open layouts, and in-unit laundry.
Where is this apartment building located?
The property is located at 4802 S Hosta Ave Sioux Falls, SD.
What is the asking price?
The asking price for this property is $7,950,000.
What are key features of this property?
This property features: 42 townhome‑style apartment homes; Built in 2021; Attached garages for each residence
