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    23856 Us-385 Hill City, SD 57745

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    23856 Us-385 Hill City, SD 57745

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    • Specialty properties
    • 6.94 lot acres
    Off-Market
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    Cap Rate Potential
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    Current Use by Public Records

    • Specialty properties

    Property Details for 23856 Us-385

    Year built
    2018
    Lot size
    6.94 lot acres
    Property type
    Specialty properties
    Property subtype
    Campgrounds

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Hill City
    County
    Pennington
    State
    South Dakota
    Longitude
    -103.53
    Latitude
    43.9462

    Comparable in this City

    • Value Estimation by Request
      3,264 SF

      23069 Kinney Spgs Rd

      PROFESSIONAL CLUBS/ASSOCIATIONS • 3,264 SF
      23069 Kinney Spgs Rd, Hill City, SD 57745
      View Details
    • Value Estimation by Request
      1,800 SF

      288 Pond Ct

      PROFESSIONAL CLUBS/ASSOCIATIONS • 1,800 SF
      288 Pond Ct, Hill City, SD 57745-6700
      View Details
    • Value Estimation
      $545,000
      11,159 SF

      616 Main St

      MOTEL • 11,159 SF
      616 Main St, Hill City, SD 57745-2001
      View Details
    • Value Estimation by Request
      3,128 SF

      910 Chute Rooster Dr

      MOTEL • 3,128 SF
      910 Chute Rooster Dr, Hill City, SD 57745
      View Details
    • Value Estimation
      $870,000
      13,709 SF

      12444 Old Hl City Rd

      HOTEL/MOTEL • 13,709 SF
      12444 Old Hl City Rd, Hill City, SD 57745-6610
      View Details
    • Value Estimation
      $1,380,000
      14,566 SF

      12454 Old Hl City Rd

      HOTEL/MOTEL • 14,566 SF
      12454 Old Hl City Rd, Hill City, SD 57745
      View Details

    Similar Nearby for Sale

    • $1,550,000

      Turnkey Resort with Coffee Shop

      Successful resort and coffee shop near Hill City, South Dakota.
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    • $175,000
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      Residential Land with Expansive Views

      Almost half-acre lot in Sunset Creek Estates, Hill City.
      Blk 6, Hill City, SD 57745
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    • $79,000
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      Residential Lot with Expansive Views

      Residential lot in Sunset Creek Estates with city utilities.
      Blk 6, Hill City, SD 57745
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    • $379,900
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      Black Hills Residential Lot

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      Tbd Old Hl City Rd, Hill City, SD 57745
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      Hill City Residential Lot

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    23856 Us-385
    Hill City, SD 57745
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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