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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    870 Cottonwood Ln North Sioux City, SD 57049

    • Commercial real estate
    • 34,940 SF
    • 5.74 lot acres
    For Lease
    View listing
    $10 SF/Yr
    Value Estimations
    $1,205,000
    Cap Rate Potential
    Location Intelligence
    Property ID
    US79-0327198
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • TMone / Company
    • Allied Solutions LLC / Financial Advisor / Insurance Agency

    Property Details for 870 Cottonwood Ln

    Year built
    2008
    Lot size
    5.74 lot acres
    Property size
    34,940 SF
    Property type
    Commercial real estate
    APN
    23.TR.05.1003
    APU
    23TR051003

    Description

    River View Corporate Centre, located at 870 Cottonwood Ln, North Sioux City, SD 57049, offers exceptional executive office space in the Dakota Dunes submarket of Union County. This single-story, Class B building, totaling 34,940 square feet, underwent a complete renovation in 2020. Currently, there are multiple tenancy options available, with a minimum divisible space of 2,624 square feet and a maximum contiguous space of 5,145 square feet

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $725,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $1,682,000
      Market price range: $1.18M - $3.36M

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Dakota Dunes
    County
    Union
    State
    South Dakota
    Longitude
    -96.49
    Latitude
    42.5096
    CBSA code
    43580
    CBSA name
    SIOUX CITY, IA-NE-SD METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $42,150
    $415,237
    $1,786,693
    $2,201,930
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation by Request
      2.94 Acres

      605 Streeter Dr

      COMMERCIAL (GENERAL) • 2.94 Acres
      605 Streeter Dr, North Sioux City, SD 57049-4113
      View Details
    • Value Estimation by Request
      3.16 Acres

      1300 Quiniela Dr

      COMMERCIAL (GENERAL) • 3.16 Acres
      1300 Quiniela Dr, North Sioux City, SD 57049-5343
      View Details
    • Value Estimation by Request
      3.79 Acres

      895 Cottonwood Ln

      COMMERCIAL (GENERAL) • 3.79 Acres
      895 Cottonwood Ln, Dakota Dunes, SD 57049-5524
      View Details
    • Value Estimation
      $2,615,000
      24,050 SF

      639 Streeter Dr

      COMMERCIAL (GENERAL) • 24,050 SF
      639 Streeter Dr, North Sioux City, SD 57049-4115
      View Details
    • Value Estimation by Request
      5,625 SF

      N

      COMMERCIAL (GENERAL) • 5,625 SF
      N, Sioux City, SD 57049
      View Details
    • Value Estimation
      $510,000
      20,000 SF

      510 Centennial Dr

      COMMERCIAL (GENERAL) • 20,000 SF
      510 Centennial Dr, North Sioux City, SD 57049-3166
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      1.00 Acre

      Prime Dakota Dunes Commercial Land

      High-visibility lot, divisible to 1 acre.
      Dakota Dunes Oak Tree Ln, North Sioux City, SD 57049
      View Details
    • $2,978,415
      1.00 Acre

      Dakota Dunes Commercial Land Investment

      Prime I-29 frontage, subdividable land.
      0 Oak Tree Ln -, North Sioux City, SD 57049
      View Details
    • $1,609,977
      1.20 Acres

      Dakota Dunes Commercial Land Investment

      Prime SD commercial lots, medical hub.
      0 Sioux Point Rd, Dakota Dunes, SD 57049
      View Details
    • Contact for pricing
      2.00 Acres

      Prime Dakota Dunes Land

      20 Acres, Corporate Campus Views
      0 Corporate Campus, North Sioux City, SD 57049
      View Details
    • Contact for pricing
      0.50 Acres

      Dakota Dunes Commercial Land

      0.5-acre commercial lot, prime location.
      0 Dakota Dunes Blvd, Dakota Dunes, SD 57049
      View Details
    • Contact for pricing
      1.00 Acre

      Dakota Dunes Commercial Land

      Prime SD land, 1-53 acres, ideal location.
      0 Two Rivers Dr, North Sioux City, SD 57049
      View Details

    Similar Nearby for Lease

    • $20 SF/Yr
      5,748 SF

      Gold Circle Executive Suites

      Prestigious Dakota Dunes office space.
      400 Gold Cir, Dakota Dunes, SD 57049
      View Details
    • $750 /Mo
      2,538 SF

      Coffee Shop with Free Rent

      Coffee shop for rent with free rent first year!
      400 Gold Cir, Dakota Dunes, SD 57049
      View Details
    • $10 SF/Yr
      380,000 SF

      Renovated Office Space Available

      Move-in ready office spaces with flexible sizes in renovated building.
      300 Centennial Dr, North Sioux City, SD 57049
      View Details
    • $14 SF/Yr
      9,160 SF

      River Drive Office Spaces Available

      High-visibility Union County office suites
      1244-1248 River Dr, North Sioux City, SD 57049
      View Details
    • $15 SF/Yr
      8,817 SF

      Retail/Office Space For Lease

      Former retail store suitable for office, medical, or drive-through.
      200 Gold Cir, Dakota Dunes, SD 57049
      View Details
    • $13 SF/Yr
      1,983 SF

      Retail Space Near Interstate 29

      Highly visible retail space with high traffic and easy access.
      1240-48 River Dr, North Sioux City, SD 57049
      View Details
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    870 Cottonwood Ln
    North Sioux City, SD 57049
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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