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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Retail space
1815 Pierce St Sioux City, IA 51105
Individually Owned
9-yr Hold
Absentee Owner
Free & Clear
Property ID
US25-0267094
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2020
Total area
9,100 SF
Lot
0.88 ac (38,150 SF)
Zoning code
C-10
APN
894721313013
UPID
US25-0267094
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
-
Siouxland Residential Services Inc Crisis Center Medical Clinic
-
Dollar General Discount Store
-
Western Union Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$340k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$583k
Blend (final)
Blend
$510k
Owner & transaction history
Pedro Vargas · 9 yrs held
Pedro Vargas
since 2016
2 recorded transactions
Zoning & alternative use
C-10 · Sioux City, IA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$770,000
+99.6%
Warehouse, storage
$730,000
+89.0%
Office building
$595,000
+54.9%
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
$340,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$385,000
Current use
AUTO REPAIR, GARAGE
$770,000
Change: +100% · Conversion: Difficult
WAREHOUSE, STORAGE
$730,000
Change: +89% · Conversion: Difficult
OFFICE BUILDING
$595,000
Change: +55% · Conversion: Easy
RESTAURANT
$565,000
Change: +47% · Conversion: Easy
Blend value · Realmo final
$510k
Range $459k – $561k · ±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
$56 / 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
$35,578
Tax year 2023
Assessed value
$1,126,600
Assessed 2024
Previous assessed
$1,126,600
+0.0% YoY
Effective rate
3.16%
On assessed value
Assessed land
$130,900
Assessed improvement
$995,700
Land market value
$130,900
Improvement market value
$995,700
Total market value
$1,126,600
Applied tax rate
87.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2020
Heating
NONE
Stories
1
Total area
9,100 SF
Lot
0.88 ac (38,150 SF)
Zoning code
C-10
APN
894721313013
UPID
US25-0267094
Jurisdiction
WOODBURY
Zoning & alternative use
C-10 · Sioux City, IA
Zoning C-10 · permitted uses
C-10 · Sioux City, IA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sioux City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$385,000
AUTO REPAIR, GARAGE
Est. value
$770,000
WAREHOUSE, STORAGE
Est. value
$730,000
OFFICE BUILDING
Est. value
$595,000
RESTAURANT
Est. value
$565,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
OFFICE BUILDING
RESTAURANT
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
2020
Heating
NONE
Stories
1
Lot
0.88 ac
Current owner
From public records · entity-resolved
Pedro Vargas
Individual
Free & Clear · 9 yrs held
Mailing address
928 JAYMOR RD STE A100, SOUTHAMPTON, PA 18966-3863
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 25, 2016
$35,000
Pedro Vargas
Siouxland Residential Svcs INC
Warranty Deed
related
—
Apr 9, 2008
—
Siouxland Residential Svcs INC
—
Trustees Deed
related
$256,973 · Wells Fargo Bk
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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