Downtown Sioux City Office
For Sale
$115,000
700 4th Street - Ste 300/310, Sioux City, IA 51101
Remodeled office condo in downtown entertainment district with skywalk access.
Property Size1,987 SF
Price / SF$57.88
Days on Market260
Property Features for 700 4th Street - Ste 300/310
General Information
Standard status
Active
Size
1,987 SF
Class
A
Property subtype
Office Condo | Units 300/310
Building Details
Building Size
1,987 SF
Year Built
1972
Listing Agency:
NAI United
(712) 204-6261
Listed By:
Chris Bogenrief, SIOR, CCIM, MBA · License #S62387000
(712) 204-6261
Source:
Naiglobal
Added: Nov 21, 2025
Changed: Aug 8
Last Checked: Jul 16 at 3:16AM
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 United
Investment Insights
Based on property information with market context.
This office condominium is located in the heart of Downtown Sioux City's entertainment district. The space, currently occupied by the Rehan Law Office, was completely remodeled in 2019. The building has been remodeled and converted to Class A space, featuring lots of natural light. The property offers direct 4th-floor and skywalk-level access to the adjacent Heritage Parking Ramp, as well as direct skywalk access to the Sioux City Convention Center, Marriott Courtyard, Mercy One, Orpheum Theatre & Historic Pearl. It is also adjacent to the Promenade 14 Cinema & Marto Brewing. There are $46,000,000 of private funds being invested on three sides of the building, including $23MM for the Badgerow to the west, $20MM for the former Hilton to the north, and $2.75MM for the Riviera Theater to the east. The property has 1987 square feet. 2022 operating expenses, including utilities, were $8.25 PSF. The adjacent Unit 320, with 5,228 sq. ft., can be combined with a purchase of this unit at the same price per square foot.
Key Highlights
- Prime location in Downtown Sioux City's entertainment district with direct skywalk access to key locations.
- Significant ongoing private investment ($46,000,000) in the immediate vicinity, enhancing the area's appeal.
- Completely remodeled in 2019, offering modern, Class A office space.
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
$10,055
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
8.74%
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%
$201,100
$201.1K
Cap Rate 7%
$143,643
$143.6K
Cap Rate 9%
$111,722
$111.7K
Market Conditions
NOI Build-Up for 1,987 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
$18.4K $9.24/SF
− Vacancy
−$5.0K −$2.49/SF
EGI
$13.4K $6.75/SF
− OpEx
−$3.4K −$1.69/SF
NOI
$10.1K $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%
$201,100
Cap Rate 7%
$143,643
Cap Rate 9%
$111,722
Alternative Uses
Best Use
Office B
$143.6K
$125.7K – $167.6K
NOI $10,055 @ 7.0% cap · market cap 8.74%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$298.6K
$261.3K – $348.4K
NOI $20,901 @ 7.0% cap · market cap 18.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
102
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
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 units - Remodeled office condo in downtown entertainment district with skywalk access.
Where is this office units located?
The property is located at 700 4th Street - Ste 300/310 Sioux City, IA.
What is the asking price?
The asking price for this property is $115,000.
What are key features of this property?
This property features: Prime location in Downtown Sioux City's entertainment district with direct skywalk access to key locations.; Significant ongoing private investment ($46,000,000) in the immediate vicinity, enhancing the area's appeal.; Completely remodeled in 2019, offering modern, Class A office space.
