Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Historic Idaho City Investment Opportunity Title is generated by Realmo AI

    101 Montgomery St, Idaho City, ID 83631

    View on Map
    Claim this Listing
    Pending
    $670,000

    MULTI_FAMILY - Idaho City, ID

    Property size:
    2,817 SF
    Lot size:
    0.31 Acres
    Added:
    Feb 24, 2026
    Days on Market:
    102
    Last Refresh:
    Jun 6 at 11:06 pm

    Property Features for 101 Montgomery St

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    2
    Bathrooms
    4
    Rooms
    Bathroom 1, Bedroom 2, Bathroom 3, Bathroom 4, Bedroom 1, Bathroom 2
    Parking
    10
    Parking features
    RV
    Accessibility
    Accessible Approach with Ramp
    Appliances
    Stove/Range (Some Units), Refrigerator (All Units)
    Standard status
    Pending
    APN
    RPI000100F007A
    Size
    2,817 SF
    Lot size
    0.31 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    T6N R5E Sec 26 IC Original Townsite, Block 5, Lot 7 & Govt Lot 6 or Tax 4A Sarsaparilla
    Tax Annual Amount
    3036

    Utilities

    Heating system
    Baseboard, Electric (Heating), Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    1990
    Number of units
    6
    Building materials
    Frame, HardiPlank Type
    Roof type
    Metal

    We can help!

    Listing Contact
    Annie Grubb

    Listing agent Annie Grubb License #SP49275

    Listing office Fathom Realty 3573 E Longwing Ln #210, Meridian, ID

    Listing date Feb 24, 2026

    MLS# 98975840 Listing URL

    Copyright © 2026 Intermountain Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Corner property at 101 Montgomery St with 118 ft of frontage on Hwy 21
    • Approximately 2,871 SF building extensively updated in 2022
    • Includes 4 residential suites plus space for a boutique hotel or owner‑occupancy
    • Main level includes Sarsaparilla Ice Cream Parlor, wine bar, and hair salon
    • Metal roof and year built 1990; central air plus forced air, baseboard, and electric heating
    • RV parking and accessible approach with ramp

    Overview

    This investment property is located in the heart of historic Idaho City, featuring 118 feet of frontage on Highway 21. The property is home to the Sarsaparilla Ice Cream Parlor and Chicory & Sage. The landmark includes a boardwalk and western charm. The building, updated in 2022, offers a versatile layout within its 2,871 square feet. It includes four residential suites suitable for long or short-term rentals, a boutique hotel, or owner-occupancy. The main level hosts the ice cream business, a wine bar, and a hair salon. The property benefits from ample parking and is a popular destination. The lot size is 0.31 acres.

    Local Financial Insights For Specialty Retail

    Simulate Cap Rate and NOI

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.

    Component $ $/SF
    Gross rent $54.1k $19.20
    − Vacancy −$2.4k −$0.86
    EGI $51.7k $18.34
    − OpEx −$12.9k −$4.58
    NOI $38.7k $13.75
    2,817 SF · lease $19.20/SF/yr · vacancy 4.50% · expense 25.00%

    Alternative Uses

    Best Use
    Specialty Retail
    $553.4K
    $484.2K – $645.7K (±1% cap)
    NOI $38,739 @ 7.0% cap · market cap 5.78%
    Second Best
    Retail
    $481.7K
    $421.5K – $562.0K (±1% cap)
    NOI $33,719 @ 7.0% cap · market cap 5.03%
    Theoretical Best
    Office A
    $712.6K
    $623.5K – $831.4K (±1% cap)
    NOI $49,881 @ 7.0% cap · market cap 7.44%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Storefront properties

    Suggested Use

    Restaurant Big Box & Wholesale Store Law Firm Building Supply Nail Salon Auto Parts Store Spa & Massage Center Auto Repair Shop Food Market Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Idaho City
    County
    Boise
    State
    Idaho
    Longitude
    -115.83448
    Latitude
    43.825541

    FAQs

    What type of property is this?
    Storefront property - Prime corner property with high-traffic business and residential suites.
    Where is this storefront property located?
    The property is located at 101 Montgomery St Idaho City, ID.
    What is the asking price?
    The asking price for this property is $670,000.
    What are key features of this property?
    This property features: Corner property at 101 Montgomery St with 118 ft of frontage on Hwy 21; Approximately 2,871 SF building extensively updated in 2022; Includes 4 residential suites plus space for a boutique hotel or owner‑occupancy
    (208) 570-9921
    We can help!
    Listing Contact
    Annie Grubb
    Real Estate License ID: SP49275
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    101 Montgomery St, Idaho City, ID 83631
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!