Vacant Office Suite for Owner
For Sale
Contact for pricing
5604 W 41st St, Sioux Falls, SD 57106
Vacant Office Suite 106 is zoned C-3 and includes 35 parking spaces.
Property Size6,088 SF
Price / SF$150.30
Days on Market421
Property Features for 5604 W 41st St
General Information
Standard status
Active
Size
6,088 SF
Total Parking Spaces
35
Property subtype
OFFICE
Zoning
C-3
Listing Agency:
NAI | Sioux Falls
(605) 357-7100
Listed By:
Briana Kacmaryski
(605) 370-1808
Source:
Moodyscre
Added: Jul 24, 2025
Changed: Sep 7
Last Checked: Sep 15 at 9:11AM
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 | Sioux Falls
Investment Insights
Based on property information with market context.
This offering presents an owner-occupant option featuring a vacant office suite, Suite 106, with approximately 2,700 square feet of space. The space is positioned for immediate occupancy, with relevant operating details available to qualified parties upon request, including financials and a rent roll.
The property is located at 5604 W 41st St in Sioux Falls, SD 57106, and is zoned C-3. Parking for the site totals 35 vehicles, supporting day-to-day employee and client access.
Additional information, including available financials and the rent roll, can be provided upon request as part of the due diligence process.
The property is located at 5604 W 41st St in Sioux Falls, SD 57106, and is zoned C-3. Parking for the site totals 35 vehicles, supporting day-to-day employee and client access.
Additional information, including available financials and the rent roll, can be provided upon request as part of the due diligence process.
Key Highlights
- Vacant office suite 106 offering 2,700 SF
- Zoned C‑3
- Includes 35 vehicle parking spots
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
$81,503
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
8.91%
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%
$1,630,060
$1.6M
Cap Rate 7%
$1,164,329
$1.2M
Cap Rate 9%
$905,589
$905.6K
Market Conditions
NOI Build-Up for 6,088 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
$127.8K $21.00/SF
− Vacancy
−$19.2K −$3.15/SF
EGI
$108.7K $17.85/SF
− OpEx
−$27.2K −$4.46/SF
NOI
$81.5K $13.39/SF
Area
Sioux Falls, SD
Vacancy
15.00%
Lease Rate
$21.00 /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%
$1,630,060
Cap Rate 7%
$1,164,329
Cap Rate 9%
$905,589
Alternative Uses
Best Use
Office B
$1.16M
$1.02M – $1.36M
NOI $81,503 @ 7.0% cap · market cap 8.91%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.65M
$1.45M – $1.93M
NOI $115,721 @ 7.0% cap · market cap 12.65%
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
364
Businesses Nearby
Explore this area
Business Placement
Demographics for 57106, SD
47,877
Population
21,722
Households
2.2
Avg Household Size
35
Median Age
35%
College-Educated
93%
High-School Grad
30.3 sq mi
ZIP Area
1,580
Density / Sq Mi
$77,070
Median Household Income
$47,554
Median Earnings
$996
Median Rent
$268,800
Median Home Value
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 units - Vacant Office Suite 106 is zoned C-3 and includes 35 parking spaces.
Where is this office units located?
The property is located at 5604 W 41st St Sioux Falls, SD.
What is the asking price?
The asking price for this property is $915,000.
What are key features of this property?
This property features: Vacant office suite 106 offering 2,700 SF; Zoned C‑3; Includes 35 vehicle parking spots
