1909 N Industrial Ave — Airport Industrial Park: Sioux Falls Industrial Property For Lease

1909 N Industrial Ave — Airport Industrial Park is a industrial property for lease at 1909 N Industrial Ave, Sioux Falls, SD, listed by Nelson Commercial Real Estate. This spotlight walks through everything a serious buyer or tenant should know before touring: what the property is, where it sits in the Sioux Falls market, how the numbers work, and the specific due-diligence items we would want answered before anyone signs.

4,800 SF updated industrial building for lease in Airport Industrial Park — two 12' overhead doors, drive-through capability, 14' clearance and immediate availability at $3,600 per month NNN. At $3,600 / month NNN and 4,800 SF, it occupies a specific niche in the Sioux Falls inventory — and the fit matters more than the headline number. Below we break the opportunity down the way we would walk a client through it in person.

The property at a glance

1909 N Industrial Avenue offers 4,800 square feet (approximately 60' x 80') of clean, updated industrial space in Sioux Falls' Airport Industrial Park, minutes from Interstates 90, 29 and 229 and the Sioux Falls Regional Airport.

The building has been extensively improved with new siding over 2" styrofoam insulation, new windows, an updated electrical system and two new Reznor furnaces. Two 12' overhead doors on the north and south ends provide full drive-through capability, and the interior offers 14' clear height, multiple floor drains, a paint booth and the ability to section off the space.

Available immediately at $3,600 per month NNN, with taxes and insurance estimated at approximately $800 monthly.

Put plainly: this is 4,800 SF of industrial product in a market where comparable, ready-to-occupy options are limited. Light industrial land inside the Sioux Falls city limits with interstate visibility has become genuinely scarce. Users who need to be visible from I-29 have a shrinking set of options. Buyers and tenants who have been waiting for the "perfect" building usually discover that the cost of waiting — another year of rent, another year of construction inflation, another year of missed operating capacity — exceeds whatever they hoped to save by holding out.

Location: why Sioux Falls works for this asset

Sioux Falls is the economic engine of South Dakota and the largest metro between Minneapolis and Denver along the I-29 corridor. The metro has added population every year for more than three decades, and that steady in-migration is the single most reliable demand driver behind every commercial asset class in the market.

Healthcare (Sanford Health and Avera Health), financial services (Premier Bankcard, Citibank legacy operations, Wells Fargo), food processing, and a fast-growing distribution sector anchor the local employment base. South Dakota's lack of a state income tax and corporate income tax continues to pull regional headquarters and back-office operations into the metro.

Growth continues to push west and northwest toward Veterans Parkway, while the core reinvests through infill and adaptive reuse. That two-track pattern means well-located older product and raw ground on the growth edge both have credible paths to value.

Access matters as much as the address. Interstate 29 and Interstate 90 intersect at the northwest edge of the city, giving trucking and distribution users same-day reach to Omaha, Minneapolis, and Fargo. Local arterials — 41st Street, Louise Avenue, Minnesota Avenue, and Veterans Parkway — carry the retail traffic that most tenants underwrite against. For 1909 N Industrial Ave, the practical question is how your customers, employees, and vendors will actually arrive — and whether the surrounding street network supports the trip counts your operation generates. We are happy to pull traffic data and drive-time rings for any prospective user.

Key features and building details

The listing highlights below come straight from the property file. They are the details that most often decide whether a building works for a given operation — and the ones we would confirm on site during a tour.

• New siding with 2" styrofoam insulation
• Two 12' overhead doors
• New windows
• Heated — two new Reznor furnaces
• Multiple floor drains
• Drive-through capability
• Updated electrical system
• 14' high clearance inside
• Paint booth and ability to section off space

Each of those items has a dollar value attached. For industrial ground, the real analysis is site work: soils, drainage, utility stub locations, easements, and how much of the parcel is actually buildable after setbacks and detention. Two parcels with identical asking prices can differ by six figures in site development cost.

Property data

Here is the technical summary as recorded in the listing package. Zoning and size figures should always be verified against city records and a current survey before closing, but this is the working data set we underwrite from.

• Size: 4,800 SF · Approx. 60' x 80'
• Rate: $3,600 per month NNN · Taxes/insurance approx. $800 monthly
• Availability: Immediately
• Location: Airport Industrial Park · Sioux Falls, SD

Who this property fits

Contractors, fabricators, equipment dealers, logistics operators, and developers building to suit for a specific end user.

For a tenant, leasing here preserves capital for the business rather than tying it up in real estate. That is the right trade for operators who are still proving a concept, expanding quickly, or who simply generate a better return on capital inside their business than they would on a building. The trade-off is renewal exposure, which is why lease term, renewal options, and rent escalations deserve as much attention as the base rate.

For a franchise or multi-unit operator, this location should be measured against your site criteria the same way any other candidate would be — traffic counts, trade-area demographics, visibility, parking, and co-tenancy. If the site clears your model, the speed of getting open here is a real advantage over building new.

Making sense of the rate

The quoted rate is $3,600 / month NNN for 4,800 SF. If the lease is structured NNN, remember that the quoted rate is only part of the picture: taxes, insurance, and common area maintenance are additional, and together they commonly add 25% to 40% to the all-in occupancy cost.

Build the full occupancy number before you compare options: base rent, estimated operating expenses, utilities, your buildout contribution net of any tenant improvement allowance, signage, and the cost of any downtime during construction. A slightly higher base rate with a meaningful TI allowance and free rent during buildout frequently beats a "cheaper" space that you have to finish yourself.

We also encourage clients to model the alternative. What does it cost to own instead? If your business plans to stay put for a decade, the buy-versus-lease comparison is worth running before you commit to a long term. Our brokers run that math for clients at no cost.

Zoning, entitlement, and site considerations

Pipeline and utility easements, floodplain designations, and detention requirements are the three items that most often reduce usable acreage. Confirm all three before you set your building footprint. We recommend a pre-application conversation with the Sioux Falls planning department early in the process. Fifteen minutes with a planner can save weeks — and it is the fastest way to learn whether your intended use is permitted by right, permitted with conditions, or requires a rezone.

Utilities, easements, and access deserve the same early attention. Confirm the location and capacity of water, sewer, gas, and three-phase power; identify any recorded easements that cross the site; and verify curb-cut and turning-movement approvals with the applicable street authority. On existing buildings, these items are the difference between a smooth closing and a stalled project.

Due diligence checklist

Here is the sequence we typically run with clients on a property like this. Most of it can be completed inside a standard 30- to 60-day inspection period.

1. 1.Tour the property with your broker and, where relevant, your contractor or architect on the first walk-through.
2. 2.Request the full listing package — survey, plat, title commitment, and any available environmental reports.
3. 3.Confirm zoning classification and that your intended use is permitted; identify any conditional use or variance requirements.
4. 4.Verify utility service locations and capacity, including electrical service size and whether three-phase power is available.
5. 5.Order a Phase I environmental site assessment, which most lenders will require regardless.
6. 6.Document the landlord's delivery condition in writing — what is being provided, what is your responsibility, and on what schedule.
7. 7.Model total occupancy or ownership cost, including taxes, insurance, maintenance, and capital reserves.
8. 8.Line up financing early and share the property package with your lender before you are under contract.
9. 9.Confirm signage rights, parking count and ratio, and any owners-association or covenant restrictions.
10. 10.Set a realistic timeline from agreement to occupancy, working backward from the date your business needs to be operating.

Our take

Every property has a right buyer and a wrong buyer. Our job isn't to sell you on 1909 N Industrial Ave — it's to tell you honestly whether it fits what you're trying to do, and to show you the alternatives if it doesn't.

Nelson Commercial has worked the Sioux Falls region for more than four decades. That tenure means we have usually leased, sold, appraised, or toured the buildings around any given property, and we can tell you what actually traded versus what was listed. On 1909 N Industrial Ave — Airport Industrial Park, we can share comparable transactions, current market rents, and a candid assessment of where the pricing sits relative to alternatives.

If this property is not the right fit, that is useful information too. We track off-market opportunities across Sioux Falls and the surrounding metro, and a large share of the deals we complete never appear on a public listing site. Tell us the operating requirements — square footage, loading, power, parking, budget, and timeline — and we will bring you the full set of options, on-market and off.

What the timeline looks like

From letter of intent to opening day, most lease transactions in this market run 60 to 120 days. Negotiating the LOI and lease document typically takes three to five weeks, permitting adds two to six depending on the scope of work, and construction depends entirely on how much of the space you are changing. If you have a hard opening date, work backward from it and build in a cushion.

The best way to compress that schedule is to bring your team in early. Loop in your lender, contractor, architect, and attorney during the first tour rather than after the paperwork starts. On 1909 N Industrial Ave, we can provide the property package, comparable data, and a realistic schedule the same week you reach out — and if the timing does not work for this property, we will tell you that plainly and keep looking.