Multi-Level Office
For Sale
Contact for pricing
901 W 10th St, Sioux Falls, SD 57104
Vacant multi-story office building with reception, private offices, conference rooms, and on-site garage/shop with OH door.
Property Size15,483 SF
Price / SF$213.14
Days on Market200
Property Features for 901 W 10th St
General Information
Standard status
Active
Size
15,483 SF
Total Parking Spaces
56
Property subtype
OFFICE
Zoning
C-2
Additional Details
Drive-In Doors
1
Grease Trap
Yes
Amenities
reception desk
workroom
training room
storage room
secure IT space
shared server room
elevator
monument signage
security system
ground floor garage/shop space
open work space
private offices
conference room
patio
built-in cabinetry
Building Details
Stories
3
Listing Agency:
Lloyd Companies - Corporate
(605) 323-2820
Listed By:
Raquel Blount, SIOR
(605) 728-9092
Source:
Moodyscre
Added: Feb 27
Changed: Aug 16
Last Checked: Sep 15 at 5:16AM
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 Lloyd Companies - Corporate
Investment Insights
Based on property information with market context.
This multi-level office building is available for sale and will be delivered vacant at the time of sale. Level one includes a reception desk, workroom, training room, storage room, secure IT space, shared server room, restrooms, and a dedicated two-stall garage/shop space with a 10’ x 16’ overhead door, floor drainage, exhaust system, oil drain pit, and a heater. Level two features an open work space, two private offices, conference room, restrooms, and built-in cabinetry with a sink and drinking fountain. Level three offers five private offices, an executive office with a patio, an executive conference room, open work space (eight cubes), additional conference room, storage room, and restrooms.
The building is zoned C-2 and provides approximately 56 surface parking stalls. Shared easement access is available, and signage opportunities include building and monument signage.
For security, the property has advanced security system infrastructure currently serviced through Gallagher Security. Elevators were serviced in June 2025. FF&E is negotiable and available by contacting the broker.
The building is zoned C-2 and provides approximately 56 surface parking stalls. Shared easement access is available, and signage opportunities include building and monument signage.
For security, the property has advanced security system infrastructure currently serviced through Gallagher Security. Elevators were serviced in June 2025. FF&E is negotiable and available by contacting the broker.
Key Highlights
- Vacant multi‑story office building with reception, multiple private offices, and several conference rooms
- Level one includes a workroom, training room, secure IT space, shared server room, restrooms, and a dedicated two‑stall garage/shop
- Garage/shop features a 10’x16’ OH door plus floor drainage, exhaust system, oil drain pit, and heater
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
$207,279
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
6.28%
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%
$4,145,580
$4.1M
Cap Rate 7%
$2,961,129
$3.0M
Cap Rate 9%
$2,303,100
$2.3M
Market Conditions
NOI Build-Up for 15,483 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
$325.1K $21.00/SF
− Vacancy
−$48.8K −$3.15/SF
EGI
$276.4K $17.85/SF
− OpEx
−$69.1K −$4.46/SF
NOI
$207.3K $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%
$4,145,580
Cap Rate 7%
$2,961,129
Cap Rate 9%
$2,303,100
Alternative Uses
Best Use
Office B
$2.96M
$2.59M – $3.45M
NOI $207,279 @ 7.0% cap · market cap 6.28%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.20M
$3.68M – $4.91M
NOI $294,301 @ 7.0% cap · market cap 8.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
1
Drive-in doors
Yes
Grease trap
Location Intelligence
Trade Area within ½ mile
1,289
Businesses Nearby
Explore this area
Business Placement
Demographics for 57104, SD
26,998
Population
13,952
Households
1.9
Avg Household Size
37
Median Age
25%
College-Educated
90%
High-School Grad
30.4 sq mi
ZIP Area
888
Density / Sq Mi
$59,161
Median Household Income
$39,101
Median Earnings
$849
Median Rent
$183,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Midwest region
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Frequently Asked Questions
What type of property is this?
Office building - Vacant multi-story office building with reception, private offices, conference rooms, and on-site garage/shop with OH door.
Where is this office building located?
The property is located at 901 W 10th St Sioux Falls, SD.
What is the asking price?
The asking price for this property is $3,300,000.
What are key features of this property?
This property features: Vacant multi‑story office building with reception, multiple private offices, and several conference rooms; Level one includes a workroom, training room, secure IT space, shared server room, restrooms, and a dedicated two‑stall garage/shop; Garage/shop features a 10’x16’ OH door plus floor drainage, exhaust system, oil drain pit, and heater
