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Property profile & analytics
OFF-MARKET
Assisted living facilities
3800 Indian Hls Dr Sioux City, IA 51104-1620
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US25-0389850
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1975
Total area
17,552 SF
Lot
4.4 ac (191,738 SF)
APN
894710478001
UPID
US25-0389850
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Ph Sioux City LLC · 1 yrs held
Ph Sioux City LLC
since 2025
7 recorded transactions
Zoning & alternative use
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$24,224
Tax year 2023
Assessed value
$1,394,700
Assessed 2024
Previous assessed
$1,394,700
+0.0% YoY
Effective rate
1.74%
On assessed value
Assessed land
$290,500
Assessed improvement
$1,104,200
Land market value
$290,500
Improvement market value
$1,104,200
Total market value
$1,394,700
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
1975
Heating
NONE
Stories
1
Total area
17,552 SF
Lot
4.4 ac (191,738 SF)
APN
894710478001
UPID
US25-0389850
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
Building & site characteristics
From public records
Year built
1975
Heating
NONE
Stories
1
Lot
4.4 ac
Current owner
From public records · entity-resolved
Ph Sioux City LLC
Entity
Mailing address
3450 OAKTON ST, SKOKIE, IL 60076-2951
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 18, 2025
$2,823,000
Ph Sioux City LLC
Sioux City Ia Property Holdings LLC
Special Warranty Deed
$28,900,000 · Oxford Finance LLC
Oct 8, 2020
—
Sioux City Ia Prop Hldgs LLC
—
Deed
related
$70,860,295 · Capital Fndg
Oct 6, 2020
—
Sioux City Ia Prop Hldgs LLC
Healthcare Prop Exchange LLC
Grant Deed
related
—
Oct 1, 2020
$1,572,375
Healthcare Prop Exchange LLC
American Healthcare Invs LLC
Grant Deed
—
—
—
American Healthcare Inv LLC
—
Loan Modification
related
$8,000,000 · Us Bk
—
—
Sioux City Ia Prop Hldgs LLC
—
Deed Of Trust
related
$70,860,295 · Capital Fndg
—
—
American Healthcare Inv LLC
—
Deed Of Trust
related
$10,500,000 · Us 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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