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Property profile & analytics
OFF-MARKET
Estimated value
$2,425,000
Hotels
1109 Lyons Ave, Sioux Falls, SD 57106-3983
Entity Owned
11-yr Hold
Free & Clear
Property ID
US79-0065456
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2008
Construction
FRAME
Total area
44,980 SF
Lot
2.01 ac (87,599 SF)
APN
82293
UPID
US79-0065456
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
-
WoodSpring Suites Sioux Falls Hotel & Motel Vacation Rental
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.50M
Blend (final)
Blend
$2.43M
Owner & transaction history
Khan Vp Sioux Falls LLC · 11 yrs held
Khan Vp Sioux Falls LLC
since 2015
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.8M
+41.4%
Restaurant
$3.6M
+34.0%
Auto repair, garage
$3.5M
+29.3%
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 Falls submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sioux Falls 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$2,680,000
Current use
OFFICE BUILDING
$3,785,000
Change: +41% · Conversion: Difficult
RESTAURANT
$3,590,000
Change: +34% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,460,000
Change: +29% · Conversion: Difficult
MEDICAL BUILDING
$2,835,000
Change: +6% · Conversion: Difficult
RETAIL STORES
$2,370,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$2.43M
Range $2.18M – $2.67M · ±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
$54 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$61,557
Tax year 2022
Assessed value
$3,479,300
Assessed 2022
Previous assessed
$3,666,200
-5.1% YoY
Effective rate
1.77%
On assessed value
Assessed land
$197,100
Assessed improvement
$3,282,200
Applied tax rate
90,495.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2008
Construction
FRAME
Heating
YES
Cooling
YES
Stories
4
Units
124
Total area
44,980 SF
Lot
2.01 ac (87,599 SF)
APN
82293
UPID
US79-0065456
Jurisdiction
MINNEHAHA
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
HOTEL/MOTEL Current
Est. value
$2.7M
OFFICE BUILDING
Est. value
$3.8M
RESTAURANT
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$3.5M
MEDICAL BUILDING
Est. value
$2.8M
RETAIL STORES
Est. value
$2.4M
HOTEL/MOTEL Current
OFFICE BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
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
2008
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
4
Units
124
Lot
2.01 ac
Current owner
From public records · entity-resolved
Khan Vp Sioux Falls LLC
Entity
Free & Clear · 11 yrs held
Mailing address
1109 S LYONS AVE, SIOUX FALLS, SD 57106-3983
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 17, 2015
$3,500,000
Khan Vp Sioux Falls LLC
Not Provided
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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