New search
Property profile & analytics
OFF-MARKET
Estimated value
$3,645,000
Hotels
2501 Shirley Ave, Sioux Falls, SD 57106-4324
Entity Owned
Absentee Owner
Free & Clear
Property ID
US79-0033403
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1998
Construction
FRAME
Total area
67,514 SF
Lot
2.68 ac (116,915 SF)
APN
67255
UPID
US79-0033403
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
-
ULockStore - Cheap Self Storage Units Storage Facility
-
Holiday Inn Express & Suites Sioux Falls at Empire Mall, an IHG Hotel Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.09M
Blend (final)
Blend
$3.65M
Owner & transaction history
KELLY MIDWEST VENTURES
KELLY MIDWEST VENTURES
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.7M
+41.4%
Restaurant
$5.4M
+34.0%
Auto repair, garage
$5.2M
+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
$4,020,000
Current use
OFFICE BUILDING
$5,685,000
Change: +41% · Conversion: Difficult
RESTAURANT
$5,385,000
Change: +34% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,195,000
Change: +29% · Conversion: Difficult
MEDICAL BUILDING
$4,255,000
Change: +6% · Conversion: Difficult
RETAIL STORES
$3,555,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$3.65M
Range $3.28M – $4.01M · ±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
$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
$102,138
Tax year 2022
Assessed value
$5,697,900
Assessed 2022
Previous assessed
$6,672,600
-14.6% YoY
Effective rate
1.79%
On assessed value
Assessed land
$818,400
Assessed improvement
$4,879,500
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
1998
Construction
FRAME
Heating
YES
Cooling
YES
Stories
3
Units
116
Total area
67,514 SF
Lot
2.68 ac (116,915 SF)
APN
67255
UPID
US79-0033403
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
$4.0M
OFFICE BUILDING
Est. value
$5.7M
RESTAURANT
Est. value
$5.4M
AUTO REPAIR, GARAGE
Est. value
$5.2M
MEDICAL BUILDING
Est. value
$4.3M
RETAIL STORES
Est. value
$3.6M
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
1998
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
3
Units
116
Lot
2.68 ac
Current owner
From public records · entity-resolved
KELLY MIDWEST VENTURES
Individual
Free & Clear · 0 yrs held
Mailing address
3205 W SENCORE DR, SIOUX FALLS, SD 57107-0728
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 2501 Shirley Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
