Retail/Restaurant Corner
For Sale
Contact for pricing
1120 E 10th St, Sioux Falls, SD 57103
Hard corner retail or restaurant opportunity near downtown Sioux Falls.
Property Size1,624 SF
Price / SF$369.46
Days on Market833
Property Features for 1120 E 10th St
General Information
Standard status
Active
Size
1,624 SF
Property subtype
Retail
Building Details
Buildings
1
Stories
1
Listing Agency:
Tysdal Commercial
Listed By:
Ryan Tysdal · License #SD 15186
(605) 376-0127
Source:
Crexi
Added: Jun 6, 2024
Changed: Sep 16
Last Checked: Sep 16 at 4:12PM
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 Tysdal Commercial
Investment Insights
Based on property information with market context.
This 1,624-square-foot building presents an opportunity for retail or restaurant use. The property is located on the northwest corner of East 10th Street and South Cliff Avenue, situated one-half mile east of Downtown Sioux Falls. The building is currently built out for a pharmacy and general retail use, and was previously occupied by a national pizza tenant. Traffic counts are 20,200 cars per day on 10th Street and 14,600 cars per day on Cliff Avenue. Area tenants include McDonald’s, Burger King, Subway, Little Caesars, Lewis, Drake Springs Family Aquatic Center, Downtown Sioux Falls, Taco John’s, GreatLIFE, and Caribou Coffee.
Key Highlights
- Excellent hard corner location at a busy intersection (E 10th St & S Cliff Ave).
- High traffic counts: 20,200 cars per day on 10th Street and 14,600 cars per day on Cliff Avenue.
- Flexible retail/restaurant building suitable for various uses.
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
$18,825
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
3.14%
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%
$376,500
$376.5K
Cap Rate 7%
$268,929
$268.9K
Cap Rate 9%
$209,167
$209.2K
Market Conditions
NOI Build-Up for 1,624 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
$29.2K $18.00/SF
− Vacancy
−$2.3K −$1.44/SF
EGI
$26.9K $16.56/SF
− OpEx
−$8.1K −$4.97/SF
NOI
$18.8K $11.59/SF
Area
Sioux Falls, SD
Vacancy
8.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$376,500
Cap Rate 7%
$268,929
Cap Rate 9%
$209,167
Alternative Uses
Best Use
Retail
$268.9K
$235.3K – $313.8K
NOI $18,825 @ 7.0% cap · market cap 3.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$441.0K
$385.9K – $514.5K
NOI $30,869 @ 7.0% cap · market cap 5.14%
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
667
Businesses Nearby
85k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 73%
Shops & Services 26%
Home Improvements & Furnishings 1%
McDonald's
Dining
20,040 visits/mo
0.2 miles
Casey's General Store
Shops & Services
16,432 visits/mo
0.4 miles
Taco John's
Dining
11,958 visits/mo
0.3 miles
Burger King
Dining
9,132 visits/mo
0.1 miles
Little Caesars Pizza
Dining
6,629 visits/mo
0.1 miles
Demographics for 57103, SD
36,069
Population
15,326
Households
2.4
Avg Household Size
37
Median Age
33%
College-Educated
91%
High-School Grad
9.5 sq mi
ZIP Area
3,797
Density / Sq Mi
$73,945
Median Household Income
$43,661
Median Earnings
$938
Median Rent
$244,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Midwest region
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Frequently Asked Questions
What type of property is this?
Retail space - Hard corner retail or restaurant opportunity near downtown Sioux Falls.
Where is this retail space located?
The property is located at 1120 E 10th St Sioux Falls, SD.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: Excellent hard corner location at a busy intersection (E 10th St & S Cliff Ave).; High traffic counts: 20,200 cars per day on 10th Street and 14,600 cars per day on Cliff Avenue.; Flexible retail/restaurant building suitable for various uses.
