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    Iconic Preston Commercial Landmark Title is generated by Realmo AI

    2 STATE St N, Preston, ID 83263

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    For Sale
    $1,900,000

    COMMERCIAL - Preston, ID

    Type:Office
    Property size:
    11,766 SF
    Lot size:
    0.15 Acres
    Price / SF:
    $161/SF
    Added:
    Apr 30, 2026
    Days on Market:
    24
    Last Refresh:
    May 23 at 3:06 pm

    Property Features for 2 STATE St N

    General Information

    Property type
    Commercial Sale
    Property subtype
    Office
    Standard status
    Active
    APN
    RPO5363.00
    Size
    11,766 SF
    Lot size
    0.15 Acres

    Taxes and HOA fees

    Tax Annual Amount
    6500

    Building Details

    Year built
    1910

    We can help!

    Listing Contact
    S Bailey Beckstead
    S Bailey Beckstead

    Listing agent S Bailey Beckstead

    Listing office Beckstead Real Estate, LLC 35 S State, Preston, ID

    Listing date Apr 30, 2026

    MLS# 2154757

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

    HighLights

    • Iconic 11,766 sq ft commercial landmark in downtown Preston.
    • Completely remodeled in 2021 with modern technology and systems.
    • Features 13 office suites, conference rooms, and break rooms/kitchens.
    • Main floor includes a massive lobby and 3 separate storefronts.
    • One storefront is equipped for a restaurant.
    • Prominent corner location at State and Oneida streets.

    Overview

    This iconic commercial landmark, prominently positioned on the corner of State and Oneida streets in downtown Preston, has been a beacon for over 100 years. Originally constructed in 1910 and completely remodeled in 2021, the 11,766 square foot property features modern technology and systems. The building includes 13 office suites, several conference rooms, break rooms, and kitchens. The main floor offers a massive lobby and three separate storefronts. One of the storefronts is equipped for a restaurant with some equipment already in place. The property is situated on a 0.15-acre lot.
    Property Profile Location Intelligence

    Current Use by Public Records

    Thorasdatter Design Interior Design Brandon Brown: Allstate ... Insurance Agency Frankos Chiropractic Alternative Medicine Practice Massage by McKenzie Alternative Medicine Practice

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

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

    Location Insight

    • Map
    • Local Demand
    City
    Preston
    County
    Franklin
    State
    Idaho
    Longitude
    -111.875973
    Latitude
    42.097161

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    FAQs

    What type of property is this?
    Office building - Completely remodeled commercial landmark in downtown Preston.
    Where is this office building located?
    The property is located at 2 STATE St N Preston, ID.
    What is the asking price?
    The asking price for this property is $1,900,000.
    What are key features of this property?
    This property features: Iconic 11,766 sq ft commercial landmark in downtown Preston.; Completely remodeled in 2021 with modern technology and systems.; Features 13 office suites, conference rooms, and break rooms/kitchens.
    (208) 852-3199
    We can help!
    Listing Contact
    S Bailey Beckstead
    S Bailey Beckstead
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    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.

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