Flexible Commercial Flex
For Sale
$449,000
111 S Hayes Street, Emmett, ID 83617
Commercial Sale, Emmett, ID
Property Size2,874 SF
Lot Size0.10 Acres
Price / SF$156.23
Days on Market119
Property Features for 111 S Hayes Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Exterior features
Paved Outside Area
Accessibility
Accessible Approach with Ramp
Lot features
Sm Lot 5999 S F
Directions
Hwy 16, N on Washington, E on 1st, property on the corner of Hayes and 1st
Standard status
Active
APN
RPE3210003008A
Size
2,874 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Description
Exhibit A
Tax Annual Amount
1435
Legal Description
Exhibit A
Utilities
Utilities
Propane
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Building Details
Year built
1975
Building materials
Concrete, Frame
Roof type
Flat, Metal
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Niccole Welch · License #SP43546
(208) 369-3233
Added: May 18
Changed: Sep 13
Last Checked: Sep 13 at 4:06PM
MLS# 98986716
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.
Investment Insights
Based on property information with market context.
This 2,874-square-foot flex property, built in 1975, combines multiple office suites with four bathrooms and an approximately 30-by-30-foot insulated shop. The shop includes heat, power, and 220V service, supporting storage, workspace, or operational functions. Recent improvements include new flooring, new lighting, and a new roof. The building uses concrete and frame construction, with natural gas forced-air heating, central air, and a flat metal roof.
Located at 111 S Hayes Street in Emmett, Idaho, the property includes a paved outside area and an accessible approach with ramp. The 0.1-acre site provides a compact commercial setting for an adaptable owner-user or investment property.
Located at 111 S Hayes Street in Emmett, Idaho, the property includes a paved outside area and an accessible approach with ramp. The 0.1-acre site provides a compact commercial setting for an adaptable owner-user or investment property.
Key Highlights
- 2,874 square feet of flexible commercial space
- Approximately 30x30 insulated shop with heat, power, and 220V
- Multiple office suites and 4 bathrooms
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$29,989
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.68%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$599,780
$599.8K
Cap Rate 7%
$428,414
$428.4K
Cap Rate 9%
$333,211
$333.2K
Market Conditions
NOI Build-Up for 2,874 SF
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.
Gross rent
$37.9K $13.20/SF
− Vacancy
−$2.7K −$0.92/SF
EGI
$35.3K $12.28/SF
− OpEx
−$5.3K −$1.84/SF
NOI
$30.0K $10.43/SF
Area
Gem County, ID
Vacancy
7.00%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
15.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$599,780
Cap Rate 7%
$428,414
Cap Rate 9%
$333,211
Alternative Uses
Best Use
Warehouse
$428.4K
$374.9K – $499.8K
NOI $29,989 @ 7.0% cap · market cap 6.68%
Second Best
Flex RnD
$410.2K
$359.0K – $478.6K
NOI $28,716 @ 7.0% cap · market cap 6.40%
Theoretical Best
Office A
$727.0K
$636.1K – $848.2K
NOI $50,890 @ 7.0% cap · market cap 11.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
510
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 83617, ID
17,502
Population
6,981
Households
2.5
Avg Household Size
44
Median Age
22%
College-Educated
89%
High-School Grad
224.0 sq mi
ZIP Area
78
Density / Sq Mi
$65,566
Median Household Income
$34,007
Median Earnings
$873
Median Rent
$364,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in West region
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Similar Off Market Nearby
- Cold Sweet Iced Treat of Emmett — 307 N De Clark Ave, Emmett, ID 83617
Frequently Asked Questions
What type of property is this?
Flex space - Adaptable commercial layout with office suites, four bathrooms, and a heated insulated shop.
Where is this flex space located?
The property is located at 111 S Hayes Street Emmett, ID.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: 2,874 square feet of flexible commercial space; Approximately 30x30 insulated shop with heat, power, and 220V; Multiple office suites and 4 bathrooms
