Insulated Warehouse Condo with RV
For Sale
$275,000
16985 W TULIP Ct, Post Falls, ID 83854
Commercial Sale, Commercial Condo, Post Falls, ID
Property Size1,250 SF
Lot Size0.07 Acres
Price / SF$220
Days on Market30
Property Features for 16985 W TULIP Ct
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Zoning
LIGHT INDUSTRIA
Security features
Security System
Interior features
High Speed Internet, Handicap Restrooms, Moveable Walls
Exterior features
Lighting, Handicap Access
Basement
None
Accessibility
Accessible Approach with Ramp
Lot features
Level, Southern Exposure, Cul-De-Sac
View
Territorial
Directions
From Prairie Ave: South on Kira Rd, Right onto Tulip Court, to private gated entry.
Subdivision
02 - Post Falls
Standard status
Active
APN
0M13700I0060
Size
1,250 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
HAUSER INDUSTRIAL PARK, LT 6 BLK 1 3051N05W
Legal Description
HAUSER INDUSTRIAL PARK, LT 6 BLK 1 3051N05W
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas
Water source
Well
Amenities
24-7 access
video surveillance security system
private restrooms
clubhouse
pool table
virtual golf
dartboard
office suites
conference room
kitchenette
smart technology
Building Details
Year built
2026
Building materials
Steel Siding, Steel Frame
Roof type
Metal
Architectural style
Other
Listing Agency:
Coldwell Banker Schneidmiller Realty · Coldwell Banker Real Estate
(800) 829-2555
Listed By:
Greg Rowley · License #SP39746
(208) 659-6527
Added: Aug 7
Changed: Aug 19
Last Checked: Sep 5 at 10:06PM
MLS# 26-8153
Copyright © 2026 Coeur d'Alene 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 under-construction warehouse condominium in Post Falls, Idaho, offers 1,250 square feet within a 25-by-50-foot fully insulated unit. The building includes R19 wall and door insulation, an R35 ceiling, a 16-by-14-foot insulated steel overhead door with remote opener, LED lighting, a 100-inch ceiling fan, and a natural gas 125,000 BTU heater. Electrical service includes three-phase 200-amp power, a dedicated circuit, and 50-amp RV or boat outlets. The property is zoned LIGHT INDUSTRIA and is scheduled for construction in 2026.
The gated facility provides 24/7 access, video surveillance, and individual unit smart technology. On-site common amenities include private restrooms, a clubhouse with a pool table, virtual golf, a dartboard, office suites, a conference room, and a kitchenette. The unit can be customized with floor coating, paint, a car lift, or a mezzanine/loft, and units may be combined into larger configurations.
The gated facility provides 24/7 access, video surveillance, and individual unit smart technology. On-site common amenities include private restrooms, a clubhouse with a pool table, virtual golf, a dartboard, office suites, a conference room, and a kitchenette. The unit can be customized with floor coating, paint, a car lift, or a mezzanine/loft, and units may be combined into larger configurations.
Key Highlights
- 1,250‑square‑foot warehouse condominium in a 25‑by‑50‑foot unit
- Three‑phase 200‑amp electrical service with dedicated circuit
- 50‑amp outlets for RV or boat storage
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
$10,915
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
3.97%
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%
$218,300
$218.3K
Cap Rate 7%
$155,929
$155.9K
Cap Rate 9%
$121,278
$121.3K
Market Conditions
NOI Build-Up for 1,250 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
$16.5K $13.20/SF
− Vacancy
−$908 −$0.73/SF
EGI
$15.6K $12.47/SF
− OpEx
−$4.7K −$3.74/SF
NOI
$10.9K $8.73/SF
Area
Kootenai County, ID
Vacancy
5.50%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
30.00%
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%
$218,300
Cap Rate 7%
$155,929
Cap Rate 9%
$121,278
Alternative Uses
Best Use
Self Storage
$155.9K
$136.4K – $181.9K
NOI $10,915 @ 7.0% cap · market cap 3.97%
Second Best
Warehouse
$129.5K
$113.3K – $151.1K
NOI $9,065 @ 7.0% cap · market cap 3.30%
Theoretical Best
Office A
$271.2K
$237.3K – $316.4K
NOI $18,981 @ 7.0% cap · market cap 6.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
53
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 83854, ID
49,040
Population
20,440
Households
2.4
Avg Household Size
37
Median Age
23%
College-Educated
92%
High-School Grad
77.6 sq mi
ZIP Area
632
Density / Sq Mi
$72,820
Median Household Income
$41,223
Median Earnings
$1,311
Median Rent
$433,700
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Warehouse - Light industrial-zoned unit with gated access, surveillance, and clubhouse amenities in Post Falls.
Where is this warehouse located?
The property is located at 16985 W TULIP Ct Post Falls, ID.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 1,250‑square‑foot warehouse condominium in a 25‑by‑50‑foot unit; Three‑phase 200‑amp electrical service with dedicated circuit; 50‑amp outlets for RV or boat storage
