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Property profile & analytics
OFF-MARKET
Estimated value
$1,600,000
Assisted living facilities
2562 Pierce St Sioux City, IA 51104-3706
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US25-2513164
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1993
Construction
FRAME
Total area
9,996 SF
Lot
2.18 ac (94,800 SF)
Zoning code
C-8
APN
894721133001
UPID
US25-2513164
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
-
Northpark Place Nursing Home Retirement Community
-
Charter Senior Living of Northpark Place Nursing Home Retirement Community
-
Hassebroek Apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.60M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.60M
Owner & transaction history
Senior Properties Propco LLC · 2 yrs held
Senior Properties Propco LLC
since 2024
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
C-8 · Sioux City, IA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$1,600,000
ML approach
$1,600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,210,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$1.60M
Range $1.44M – $1.76M · ±10% · vs last sale $1.60M (Jun 24 2024)
Last sale anchor
$1.60M
Jun 24 2024
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
$160 / 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
$139,112
Tax year 2023
Assessed value
$8,028,600
Assessed 2024
Previous assessed
$8,009,400
+0.2% YoY
Effective rate
1.73%
On assessed value
Assessed land
$309,000
Assessed improvement
$7,719,600
Land market value
$309,000
Improvement market value
$7,719,600
Total market value
$8,028,600
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1993
Construction
FRAME
Heating
NONE
Buildings
5
Stories
2
Total area
9,996 SF
Lot
2.18 ac (94,800 SF)
Zoning code
C-8
APN
894721133001
UPID
US25-2513164
Jurisdiction
WOODBURY
Zoning & alternative use
C-8 · Sioux City, IA
Zoning C-8 · permitted uses
C-8 · 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
COMMERCIAL (GENERAL)
Est. value
$1.2M
COMMERCIAL (GENERAL)
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
1993
Construction
FRAME
Heating
NONE
Stories
2
Buildings
5
Lot
2.18 ac
Current owner
From public records · entity-resolved
Senior Properties Propco LLC
Entity
Mailing address
2863 95TH ST STE #143, NAPERVILLE, IL 60564-9006
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 5, 2026
—
Npp Senior Properties Propco L
—
Deed
related
$5,400,000 · Bankers Trust Company
Jun 24, 2024
$1,600,000
Senior Properties Propco LLC
S H Forty Nine Propco Sioux City Ll
Special Warranty Deed
$3,400,000 · Collins Loan Services Cuso LLC
Jan 27, 2017
—
S-h Forty-nine Propco-sioux Ci
S-h Forty-nine Properties LLC
Quit Claim Deed
related
$391,785,000 · Keybank USA
Aug 19, 2014
—
S-h Forty-nine Properties LLC
Hcp Sh Elp3 Properties LLC
Grant Deed
—
Aug 23, 2010
—
Bre Of Sw Northpark Place LLC
Stayton Sw Assisted Living LLC
Grant Deed
related
$7,500,000 · Dnb Nat'l Bk
Dec 17, 2007
$510,000
Bowmans Northpark LLC
Sioux City Senior Living Prop
Warranty Deed
—
Nov 26, 2007
$600,000
Bottfelds Northpark LLC
Sioux City Senior Living Prop
Warranty Deed
—
Nov 26, 2007
$99,338
D Guyettes Northpark LLC
Sioux City Senior Living Prop
Warranty Deed
—
Nov 26, 2007
$151,000
Bayers Northpark LLC
Sioux City Senior Living Prop
Warranty Deed
—
Nov 26, 2007
$397,192
Conovers Northpark LLC
Sioux City Senior Living Prop
Warranty Deed
—
Nov 26, 2007
$362,769
Nexy Steps Northpark LLC
Sioux City Senior Living Prop
Warranty Deed
—
Nov 26, 2007
$200,400
Chinskeys Northpark LLC
Sioux City Senior Living Prop
Warranty Deed
—
Nov 26, 2007
$101,000
Windmans Northpark LLC
Sioux City Senior Living Prop
Warranty Deed
—
Nov 26, 2007
$253,225
Mccallums Northpark LLC
Sioux City Senior Living Prop
Warranty Deed
—
Nov 26, 2007
$139,264
Adams Northpark LLC
Sioux City Senior Living Prop
Warranty Deed
—
Nov 26, 2007
$7,949,500
Sioux City Senior Living Prop
Northpark Senior Living LLC
Warranty Deed
$7,500,000 · Dnb Nat'l Bk
Nov 26, 2007
$106,650
Petrucellis Northpark LLC
Sioux City Senior Living Prop
Warranty Deed
—
Nov 26, 2007
$306,972
Hilsabecks Northpark LLC
Sioux City Senior Living Prop
Warranty Deed
—
Nov 26, 2007
$221,416
Greenwoods Northpark LLC
Sioux City Senior Living Prop
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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