Two-Story Mixed-Use
For Sale
$700,000
501 Pearl Street, Sioux City, IA 51101
Commercial, Sioux City, IA
Property Size8,136 SF
Lot Size0.09 Acres
Price / SF$86.04
Days on Market180
Property Features for 501 Pearl Street
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Downtown
Standard status
Active
APN
894728306013
Lot size
0.09 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
SIOUX CITY EAST LOT 7 (EX PT BEG AT SW COR THNC N 50.48 FT, THNC E 75.96 FT, THNC S 16.63 FT, THNC W 10.25 FT, THNC S 33.84 FT, THNC W 65.68 FT TO POB) BLK 7
Tax Annual Amount
3998
Legal Description
SIOUX CITY EAST LOT 7 (EX PT BEG AT SW COR THNC N 50.48 FT, THNC E 75.96 FT, THNC S 16.63 FT, THNC W 10.25 FT, THNC S 33.84 FT, THNC W 65.68 FT TO POB) BLK 7
Amenities
tall ceilings
large windows
3-phase power
Building Details
Year built
1900
Listing Agency:
Century 21 ProLink
(712) 224-2300
Listed By:
KJ Wingert · License #S69502000
(712) 251-9905
Added: Mar 23
Changed: Sep 16
Last Checked: Sep 18 at 8:06PM
MLS# 832204
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.
This two-story mixed-use property provides 4,068 square feet on each floor, tall ceilings, and a solid 1900-built structure. Full basements serve each side, while the layout can be adapted into two separate units. The property also has three-phase power and electrical capacity suited to high-demand operations.
At 501 Pearl Street, the building occupies a corner along a main corridor in Sioux City's entertainment district, near bars, restaurants, and nightlife. Large second-floor windows face the downtown area, and a public parking ramp is located kitty-corner from the property. The surrounding area includes a neighboring property undergoing renovations.
The space can support office, bar or restaurant, retail, or mixed-use concepts, subject to applicable requirements. Its two-unit configuration allows for separate occupancy or leasing arrangements.
At 501 Pearl Street, the building occupies a corner along a main corridor in Sioux City's entertainment district, near bars, restaurants, and nightlife. Large second-floor windows face the downtown area, and a public parking ramp is located kitty-corner from the property. The surrounding area includes a neighboring property undergoing renovations.
The space can support office, bar or restaurant, retail, or mixed-use concepts, subject to applicable requirements. Its two-unit configuration allows for separate occupancy or leasing arrangements.
Key Highlights
- 4,068 square feet on each of two floors
- Two‑story building constructed in 1900 with tall ceilings
- Full basement serving each side of the property
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
$61,401
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
8.77%
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%
$1,228,020
$1.2M
Cap Rate 7%
$877,157
$877.2K
Cap Rate 9%
$682,233
$682.2K
Market Conditions
NOI Build-Up for 8,136 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
$122.0K $15.00/SF
− Vacancy
−$23.8K −$2.93/SF
EGI
$98.2K $12.08/SF
− OpEx
−$36.8K −$4.53/SF
NOI
$61.4K $7.55/SF
Area
Woodbury County, IA
Vacancy
19.50%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,228,020
Cap Rate 7%
$877,157
Cap Rate 9%
$682,233
Alternative Uses
Best Use
Retail
$1.15M
$1.01M – $1.35M
NOI $80,721 @ 7.0% cap · market cap 11.53%
Second Best
Mixed Use
$877.2K
$767.5K – $1.02M
NOI $61,401 @ 7.0% cap · market cap 8.77%
Theoretical Best
Specialty Retail
$1.22M
$1.07M – $1.43M
NOI $85,581 @ 7.0% cap · market cap 12.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,205
Businesses Nearby
12k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 100%
Perkins Restaurant & Bakery
Dining
12,378 visits/mo
0.5 miles
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
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Market
Vacancy Rate% for Retail in Midwest region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Corner property with adaptable space, downtown views, full basements, and three-phase electrical service.
Where is this mixed-use property located?
The property is located at 501 Pearl Street Sioux City, IA.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: 4,068 square feet on each of two floors; Two‑story building constructed in 1900 with tall ceilings; Full basement serving each side of the property
