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Property profile & analytics
OFF-MARKET
Estimated value
$1,355,000
Assisted living facilities
409 Western Ave Sioux Falls, SD 57104-5607
Individually Owned
3-yr Hold
Free & Clear
Property ID
US79-0031917
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1990
Construction
FRAME
Total area
17,167 SF
Lot
1.4 ac (60,984 SF)
Zoning code
FP;FP
APN
63827
UPID
US79-0031917
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
$1.36M
Owner & transaction history
Inter Lakes Cmnty Action Prtnrshp I · 3 yrs held
Inter Lakes Cmnty Action Prtnrshp I
since 2022
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
FP;FP · Sioux Falls, SD
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.7M
+250.2%
Retail stores
$1.2M
+148.2%
Medical building
$1.1M
+129.6%
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
$1,460,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,650,000
Change: +250% · Conversion: Difficult
RETAIL STORES
$1,170,000
Change: +148% · Conversion: Difficult
MEDICAL BUILDING
$1,080,000
Change: +130% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,070,000
Change: +127% · Conversion: Difficult
OFFICE BUILDING
$925,000
Change: +96% · Conversion: Difficult
COMMERCIAL (GENERAL)
$835,000
Change: +77% · Conversion: Difficult
Blend value · Realmo final
$1.36M
Range $1.22M – $1.49M · ±10% · vs last sale $1.30M (Dec 21 2022)
Last sale anchor
$1.30M
Dec 21 2022
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
$79 / 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
$1,011
Tax year 2022
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1990
Construction
FRAME
Heating
YES
Cooling
CENTRAL
Stories
2
Units
12
Total area
17,167 SF
Lot
1.4 ac (60,984 SF)
Zoning code
FP;FP
APN
63827
UPID
US79-0031917
Jurisdiction
MINNEHAHA
Zoning & alternative use
FP;FP · Sioux Falls, SD
Zoning FP;FP · permitted uses
FP;FP · Sioux Falls, SD
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sioux Falls. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$1.7M
RETAIL STORES
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.1M
OFFICE BUILDING
Est. value
$925,000
COMMERCIAL (GENERAL)
Est. value
$835,000
RESTAURANT
RETAIL STORES
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1990
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
2
Units
12
Lot
1.4 ac
Current owner
From public records · entity-resolved
Inter Lakes Cmnty Action Prtnrshp I
Individual
Free & Clear · 3 yrs held
Mailing address
PO BOX 268, MADISON, SD 57042-0268
Ownership since
2022
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
Apr 24, 2024
—
Inter-lakes Community Action Partne
—
Deed
related
$150,000 · South Dakota Housing Development Authori
Apr 15, 2024
—
Inter-lakes Community Action Partne
—
Deed
related
—
Mar 18, 2024
—
Inter-lakes Community Action Partne
—
Deed
related
$125,000 · City Of Sioux Falls
Jan 4, 2024
—
Inter-lakes Community Action Partne
—
Deed
related
$125,000 · City Of Sioux Falls
Dec 26, 2023
—
Inter-lakes Community Action Partne
—
Deed
related
$125,000 · City Of Sioux Falls
Jul 7, 2023
—
Inter Lakes Cmnty Action Prtnrshp I
—
Deed
related
$1,161,330 · South Dakota Housing Development Authori
Dec 21, 2022
$1,300,000
Inter Lakes Cmnty Action Prtnrshp I
Childrens Home Society Of South Dak
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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