Multi-Tenant Office
For Sale
$3,250,000
3544 17th Street, Idaho Falls, ID 83406
Commercial Sale, Idaho Falls, ID
Property Size26,967 SF
Lot Size2.00 Acres
Price / SF$120.52
Days on Market53
Property Features for 3544 17th Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
General Zoning: Commercial, Specific Zoning: Ammon Cc1 Central Commercial
Parking features
Parking Lot
Accessibility
Accessible Approach with Ramp
Lot features
High Traffic, Near Mall/ Shop, Established Lawn, Many Trees, Corner Lot
Directions
From Holmes Ave. head east on 17th st, arrive at 3544 E 17th St on corner of 17th and Ammon Rd
Standard status
Active
APN
RPB8701000004O
Size
26,967 SF
Lot size
2.00 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
UNIT1& 4, EAGLE PINES PLAZA CONDO'S AMENDED # 1 LOT 1, BLOCK 1, EAGLE
Tax Annual Amount
24070
Legal Description
UNIT1& 4, EAGLE PINES PLAZA CONDO'S AMENDED # 1 LOT 1, BLOCK 1, EAGLE
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Amenities
two upper-level common-area balconies
common-area kitchen/break-room
Building Details
Year built
2006
Floors in Building
2
Building materials
Brick, Stucco
Roof type
Shake
Listing Agency:
Venture One Properties
(208) 542-7979
Listed By:
Shane Murphy · License #DB24210
(208) 542-7979
Added: Jul 10
Changed: Aug 19
Last Checked: Aug 31 at 1:06PM
MLS# 2173289
Copyright © 2026 Snake River Regional MLS. 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.
Eagle Pines Plaza is a multi-tenant commercial property on approximately 2 acres, combining a 22,967 SF professional office building with a 4,000 SF corner-lot restaurant building. The office component includes multiple tenant spaces, two upper-level common-area balconies, and a shared kitchen and break room. Construction features brick and stucco, with natural gas heat, central air, and a shake roof. The property was built in 2006.
The site provides 129 on-site parking spaces and includes an accessible approach with ramp. Public water and public sewer serve the property. It is located near major hospitals and shopping areas in the Ammon corridor of Idaho Falls.
The site provides 129 on-site parking spaces and includes an accessible approach with ramp. Public water and public sewer serve the property. It is located near major hospitals and shopping areas in the Ammon corridor of Idaho Falls.
Key Highlights
- 22,967 SF modern professional office building with multiple tenants
- Separate 4,000 SF corner‑lot restaurant building
- Approximately 2 acres of commercial property
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
$292,214
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
8.99%
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%
$5,844,280
$5.8M
Cap Rate 7%
$4,174,486
$4.2M
Cap Rate 9%
$3,246,822
$3.2M
Market Conditions
NOI Build-Up for 26,967 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
$453.0K $16.80/SF
− Vacancy
−$63.4K −$2.35/SF
EGI
$389.6K $14.45/SF
− OpEx
−$97.4K −$3.61/SF
NOI
$292.2K $10.84/SF
Area
Bonneville County, ID
Vacancy
14.00%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
25.00%
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%
$5,844,280
Cap Rate 7%
$4,174,486
Cap Rate 9%
$3,246,822
Alternative Uses
Best Use
Specialty Retail
$4.56M
$3.99M – $5.32M
NOI $319,458 @ 7.0% cap · market cap 9.83%
Second Best
Office B
$4.17M
$3.65M – $4.87M
NOI $292,214 @ 7.0% cap · market cap 8.99%
Theoretical Best
Office A
$5.96M
$5.21M – $6.95M
NOI $417,061 @ 7.0% cap · market cap 12.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
413
Businesses Nearby
Explore this area
Business Placement
Demographics for 83406, ID
19,003
Population
6,837
Households
2.8
Avg Household Size
32
Median Age
37%
College-Educated
95%
High-School Grad
32.0 sq mi
ZIP Area
594
Density / Sq Mi
$90,654
Median Household Income
$39,189
Median Earnings
$1,182
Median Rent
$350,500
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Professional office property with a restaurant building, shared amenities, and on-site parking.
Where is this office building located?
The property is located at 3544 17th Street Idaho Falls, ID.
What is the asking price?
The asking price for this property is $3,250,000.
What are key features of this property?
This property features: 22,967 SF modern professional office building with multiple tenants; Separate 4,000 SF corner‑lot restaurant building; Approximately 2 acres of commercial property
