Three-Story Office
For Sale
$399,000
501 Douglas Street, Sioux City, IA 51101
Commercial, Sioux City, IA
Property Size4,875 SF
Lot Size0.04 Acres
Price / SF$81.85
Days on Market663
Property Features for 501 Douglas Street
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
Downtown Sioux City on the corner of 5th and Douglas Street.
Subdivision
Downtown
Standard status
Active
APN
894728307009
Lot size
0.04 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
SIOUX CITY EAST S 1/2 E 66 FT LOT 7 BLK 8
Tax Annual Amount
18196
Legal Description
SIOUX CITY EAST S 1/2 E 66 FT LOT 7 BLK 8
Building Details
Year built
1919
Listing Agency:
Century 21 ProLink
(712) 224-2300
Listed By:
Jennifer Rose Bass
(712) 266-5972
Added: Dec 4, 2024
Changed: Sep 25
Last Checked: Sep 28 at 5:06AM
MLS# 827060
Copyright © 2026 Northwest Iowa Regional Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
At 501 Douglas Street, this 4,875-square-foot office building offers 1,625 square feet on each of its three floors. Built in 1919, it has expansive windows and high ceilings. The first floor includes an open work or conference area, a kitchenette, and two restrooms. Five private offices, an open work area, and a restroom occupy the second floor; the third floor has a large conference or work area and a restroom.
An unfinished basement extends beneath the full building footprint. A mural by Martin Ron appears on the west side of the building.
An unfinished basement extends beneath the full building footprint. A mural by Martin Ron appears on the west side of the building.
Key Highlights
- 4,875 square feet across three floors, with 1,625 square feet per level
- Five private offices plus open work areas and conference space
- First floor includes a kitchenette and two restrooms
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
$24,669
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
6.18%
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%
$493,380
$493.4K
Cap Rate 7%
$352,414
$352.4K
Cap Rate 9%
$274,100
$274.1K
Market Conditions
NOI Build-Up for 4,875 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
$45.0K $9.24/SF
− Vacancy
−$12.2K −$2.49/SF
EGI
$32.9K $6.75/SF
− OpEx
−$8.2K −$1.69/SF
NOI
$24.7K $5.06/SF
Area
Woodbury County, IA
Vacancy
26.98%
Lease Rate
$9.24 /SF/Yr
Expense Ratio
25.00%
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%
$493,380
Cap Rate 7%
$352,414
Cap Rate 9%
$274,100
Alternative Uses
Best Use
Office B
$352.4K
$308.4K – $411.2K
NOI $24,669 @ 7.0% cap · market cap 6.18%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$732.6K
$641.0K – $854.7K
NOI $51,279 @ 7.0% cap · market cap 12.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,205
Businesses Nearby
Explore this area
Business Placement
Demographics for 51101, IA
1,146
Population
723
Households
1.6
Avg Household Size
39
Median Age
11%
College-Educated
84%
High-School Grad
1.2 sq mi
ZIP Area
955
Density / Sq Mi
$18,103
Median Household Income
$25,661
Median Earnings
$676
Median Rent
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office 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?
Office building - Three levels combine private offices, open work areas, conference space, and a kitchenette.
Where is this office building located?
The property is located at 501 Douglas Street Sioux City, IA.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 4,875 square feet across three floors, with 1,625 square feet per level; Five private offices plus open work areas and conference space; First floor includes a kitchenette and two restrooms
