Flexible Two-Suite Office
For Sale
Contact for pricing
606 W 33rd St, Sioux Falls, SD 57105
Central Sioux Falls property offers perimeter offices, reception areas, and on-site parking.
Property Size7,165 SF
Lot Size0.55 Acres
Price / SF$174.46
Days on Market159
Property Features for 606 W 33rd St
General Information
Standard status
Active
Size
7,165 SF
Class
B
Total Parking Spaces
24
Lot size
0.55 Acres
Property subtype
Office
Zoning
Office
Additional Details
Road Access
Yes
Office Units
2
Amenities
two reception areas
multiple perimeter and interior offices
workspace/storage
ample restrooms
upgraded interior finishes
LED common-area lighting
monument signage
Building Details
Year Built
1987
Buildings
1
Stories
1
Tenancy
Multi
Building Size
7,165 SF
Listing Agency:
Jim Dunham & Associates
(605) 275-8500
Listed By:
Jim Dunham · License #SD 4531
Source:
Crexi
Added: Mar 27
Changed: Aug 30
Last Checked: Sep 1 at 1:51AM
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 Jim Dunham & Associates
Investment Insights
Based on property information with market context.
This 7,165 SF office building was constructed in 1987 and occupies a 23,991 SF (.55-acre) corner lot in Sioux Falls. Originally arranged as two suites, the interior is currently operated as one connected office, allowing an owner-user to retain the existing layout or separate the space. Suite 608 contains over 2,000 SF with 9 offices, while Suite 606 provides over 5,000 SF with 18 offices. Interior features include two reception areas, perimeter and interior offices, workspace or storage areas, multiple restrooms, upgraded finishes, and LED lighting in common areas.
The property sits at W 33rd Street and S Duluth Avenue, just off Minnesota Avenue, with access supported by dual curb cuts. Exterior improvements include 24 on-site parking spaces and monument signage along W 33rd Street. Office zoning supports the property’s existing commercial configuration.
The property sits at W 33rd Street and S Duluth Avenue, just off Minnesota Avenue, with access supported by dual curb cuts. Exterior improvements include 24 on-site parking spaces and monument signage along W 33rd Street. Office zoning supports the property’s existing commercial configuration.
Key Highlights
- 7,165 SF office building on a 23,991 SF (.55‑acre) corner lot
- Two‑suite layout currently used as one contiguous office
- Suite 608: over 2,000 SF with 9 offices; Suite 606: over 5,000 SF with 18 offices
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
$95,921
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
7.67%
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%
$1,918,420
$1.9M
Cap Rate 7%
$1,370,300
$1.4M
Cap Rate 9%
$1,065,789
$1.1M
Market Conditions
NOI Build-Up for 7,165 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
$150.5K $21.00/SF
− Vacancy
−$22.6K −$3.15/SF
EGI
$127.9K $17.85/SF
− OpEx
−$32.0K −$4.46/SF
NOI
$95.9K $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%
$1,918,420
Cap Rate 7%
$1,370,300
Cap Rate 9%
$1,065,789
Alternative Uses
Best Use
Office B
$1.37M
$1.20M – $1.60M
NOI $95,921 @ 7.0% cap · market cap 7.67%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.95M
$1.70M – $2.27M
NOI $136,192 @ 7.0% cap · market cap 10.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,058
Businesses Nearby
Explore this area
Business Placement
Demographics for 57105, SD
22,635
Population
10,550
Households
2.1
Avg Household Size
36
Median Age
44%
College-Educated
97%
High-School Grad
7.5 sq mi
ZIP Area
3,018
Density / Sq Mi
$74,066
Median Household Income
$43,271
Median Earnings
$956
Median Rent
$247,900
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Central Sioux Falls property offers perimeter offices, reception areas, and on-site parking.
Where is this office building located?
The property is located at 606 W 33rd St Sioux Falls, SD.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 7,165 SF office building on a 23,991 SF (.55‑acre) corner lot; Two‑suite layout currently used as one contiguous office; Suite 608: over 2,000 SF with 9 offices; Suite 606: over 5,000 SF with 18 offices
