Business Description

A well-located mixed retail/office building in downtown Yankton, South Dakota, offering an investor a partially income-producing asset with immediate cash flow and upside through lease-up of a vacant suite. The building underwent an extensive renovation beginning in 2025 (approximately $175,000 invested to date, with a final phase completing by May 1, 2026) and is anchored by a well-established local tenant under a long-term lease. A second, ±2,000 sq.ft. suite is available for owner-use or lease-up, offering additional income potential.
 

BUILDING SIZE ±6,600 SF gross	LEASED SPACE ±4,600 SF (renovated)	AVAILABLE SPACE ±2,000 SF
LOT SIZE ±27,007 SF (0.62 acres)	ZONING B-2, Highway Business	YEAR BUILT 1920; renovated 2025
CONSTRUCTION Wood frame; metal panel, wood & vinyl siding, brick wainscot	HVAC Gas forced-air furnaces & central A/C; separate systems per suite	PARKING On-site concrete parking, west side; additional land available
STORIES One story (leased suite has second-level office area)	RESTROOMS Two restrooms (leased suite)	ELECTRICAL 150-amp circuit breaker panel

TENANT & LEASE SUMMARY

Premises	±4,600 SF
Lease Commencement	October 1, 2025
Lease Term	10 years
Current Rent	$4,500/month (±$11.74/SF/year), with ~3% annual increases in Years 2–9; $5,600/month in Year 10
Renewal Options	Two 5-year options at $6,000/month and $6,500/month
Expense Structure	Tenant reimburses real estate taxes, insurance, and utilities; landlord maintains structure, mechanical/electrical systems, and exterior common areas

Located in Yankton's central business district, an area historically the retail core of the city and now home to a mix of small restaurant/bar, retail, and office tenants. Downtown Yankton benefits from average to above-average visibility and access, with a modest street front vacancy rate and ongoing storefront reinvestment over the past decade. South Dakota imposes no corporate or personal income tax, offering a favorable operating environment for tenants and owners alike.