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Property profile & analytics
FOR SALE
Turn key restaurants
1101 4Th Street Cir Sioux City, IA 51101
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US25-0367425
For Sale
1 / 11
$505,000
1101 4Th Street Cir, Sioux City, IA 51101
View Listing →
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1890
Total area
12,000 SF
Lot
0.17 ac (7,500 SF)
APN
894728432003
UPID
US25-0367425
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
Current use
Occupant on record · Public records
-
Susanna L. Shell-Phillips, LISW Foster Care Service Social Service Agency
-
Core Studio Gym & Fitness Center
-
The Diving Elk Bar & Pub
-
Inner Path Psychiatry - Ketamine Assisted Therapy Physician
-
Pulse Marketing & Advertising (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$395k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$601k
Blend (final)
Blend
$505k
Owner & transaction history
La Vi Bay INC · 7 yrs held
La Vi Bay INC
since 2019
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$785,000
+5.7%
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
$395,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$745,000
Current use
OFFICE BUILDING
$785,000
Change: +6% · Conversion: Moderate
Blend value · Realmo final
$505k
Range $455k – $556k · ±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
$42 / 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
$23,142
Tax year 2023
Assessed value
$720,000
Assessed 2024
Previous assessed
$720,000
+0.0% YoY
Effective rate
3.21%
On assessed value
Assessed land
$49,100
Assessed improvement
$670,900
Land market value
$49,100
Improvement market value
$670,900
Total market value
$720,000
Applied tax rate
174.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
For Sale
Year built
1890
Heating
NONE
Stories
1
Total area
12,000 SF
Lot
0.17 ac (7,500 SF)
APN
894728432003
UPID
US25-0367425
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
RESTAURANT Current
Est. value
$745,000
OFFICE BUILDING
Est. value
$785,000
RESTAURANT Current
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
1890
Heating
NONE
Stories
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
La Vi Bay INC
Entity
Mailing address
33787 FOXVIEW LN, SIOUX CITY, IA 51108-0001
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 20, 2023
—
Lavi Bay INC
—
Deed
related
$26,000 · City Of Sioux City
Feb 22, 2022
—
Lavi Bay Developmen INC
—
Deed
related
$300,000 · Peoples Bank
Mar 5, 2019
$630,000
La Vi Bay INC
Locks LLC
Warranty Deed
—
Aug 4, 2015
$630,100
Lavi Bay INC
Locks LLC
Grant Deed
related
$483,176 · Pinnacle Bk/sioux Cty
—
—
Locks LLC
—
Deed Of Trust
related
$145,000 · Heritage Bank
—
—
Uncle Johns LLC
—
Deed Of Trust
related
$405,000 · Wells Fargo Bank
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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