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Property profile & analytics
OFF-MARKET
Estimated value
$920,000
Warehouses
101 Grandy Dr Sioux City, IA 51106-7000
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US25-0089832
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2016
Construction
FRAME
Total area
10,416 SF
Lot
4.16 ac (181,210 SF)
APN
884703226008
UPID
US25-0089832
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$955k
Comparable Approach
Comparable
$1.07M
Blend (final)
Blend
$920k
Owner & transaction history
Domali Holdings LLC · 3 yrs held
Domali Holdings LLC
since 2023
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$880,000
+5.6%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Sioux City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sioux City submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,035,000
6.5%
$955,000
7%
$890,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$835,000
Current use
AUTO REPAIR, GARAGE
$880,000
Change: +6% · Conversion: Easy
OFFICE BUILDING
$685,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$920k
Range $828k – $1.01M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$88 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$13,280
Tax year 2023
Assessed value
$728,160
Assessed 2024
Previous assessed
$728,160
+0.0% YoY
Effective rate
1.82%
On assessed value
Assessed land
$133,580
Assessed improvement
$594,580
Land market value
$133,580
Improvement market value
$594,580
Total market value
$728,160
Applied tax rate
30.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2016
Construction
FRAME
Heating
NONE
Stories
1
Total area
10,416 SF
Lot
4.16 ac (181,210 SF)
APN
884703226008
UPID
US25-0089832
Jurisdiction
WOODBURY
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$835,000
AUTO REPAIR, GARAGE
Est. value
$880,000
OFFICE BUILDING
Est. value
$685,000
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2016
Construction
FRAME
Heating
NONE
Stories
1
Lot
4.16 ac
Current owner
From public records · entity-resolved
Domali Holdings LLC
Entity
Mailing address
101 GRANDY DR, SIOUX CITY, IA 51106-7000
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 3, 2023
—
Domali Holdings LLC
Doug Carlson
Warranty Deed
$800,000 · Doug Carlson
Jun 30, 2023
$1,500,000
Domali Holdings LLC
Doug Carlson
Warranty Deed
$1,216,399 · Pioneer Bank
Jun 30, 2023
—
Domali Holdings LLC
—
Deed
related
$800,000 · Doug Carlson
Apr 7, 2016
$143,500
Doug Carlson
Reis,david M & Denise
Grant Deed
—
Jan 8, 2016
$100,000
David M Reis
L & L Book Properties Lc
Warranty Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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