Two-Bay Auto Shop with
For Sale
$850,000
440 S Yellowstone Hwy, Idaho Falls, ID 83402
Commercial Sale, Idaho Falls, ID
Property Size3,257 SF
Lot Size0.05 Acres
Price / SF$260.98
Days on Market38
Property Features for 440 S Yellowstone Hwy
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
General Zoning: Not Verified, Specific Zoning: Not Verified
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Parking features
Off Street
Accessibility
Accessible Approach with Ramp
Subdivision
Original Townsite
Lot features
High Traffic, Concrete Curbing, Corner Lot
Directions
From 17th Street/Pancheri head north on S Yellowstone Hwy. Property is on the left.
Standard status
Active
APN
RPA174001500a!
Size
3,257 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Exhibit ONE
Tax Annual Amount
2214
Legal Description
Exhibit ONE
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Water source
Public
Amenities
lobby/office area
dedicated parts room/shop office
storage
laundry facilities
studio apartment
kitchenette
full bathroom
billboard
Building Details
Year built
1956
Building materials
Brick
Roof type
Membrane
Listing Agency:
eXp Realty LLC
(208) 890-7776
Listed By:
Ross Mangum · License #SP43602
(208) 640-9387
Added: Jul 31
Changed: Aug 20
Last Checked: Sep 6 at 5:06PM
MLS# 2185099
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.
Built in 1956, this 3,257-square-foot brick auto shop includes an open lobby and office area, two service bays, a parts room, shop office, storage, and laundry facilities. The bays are equipped with 14-foot overhead doors. An on-site studio apartment adds a kitchenette and full bathroom with shower. The property also includes off-street parking, a ramped accessible approach, membrane roofing, forced-air heating, natural gas, public water, and public sewer.
Located at 440 S Yellowstone Hwy in Idaho Falls, the property occupies a 0.0457-acre corner lot. It is currently operating as a car dealership, and the source information also identifies a transferable U-Haul business, a billboard, and a 19-year car-lot history. The existing configuration supports automotive operations with office, customer waiting, service, storage, and on-site living components.
Located at 440 S Yellowstone Hwy in Idaho Falls, the property occupies a 0.0457-acre corner lot. It is currently operating as a car dealership, and the source information also identifies a transferable U-Haul business, a billboard, and a 19-year car-lot history. The existing configuration supports automotive operations with office, customer waiting, service, storage, and on-site living components.
Key Highlights
- 3,257‑square‑foot auto shop on a 0.0457‑acre corner lot
- Two service bays with 14‑foot overhead doors
- On‑site studio apartment with kitchenette and full bathroom with shower
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
$29,553
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
3.48%
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%
$591,060
$591.1K
Cap Rate 7%
$422,186
$422.2K
Cap Rate 9%
$328,367
$328.4K
Market Conditions
NOI Build-Up for 3,257 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
$43.0K $13.20/SF
− Vacancy
−$774 −$0.24/SF
EGI
$42.2K $12.96/SF
− OpEx
−$12.7K −$3.89/SF
NOI
$29.6K $9.07/SF
Area
Bonneville County, ID
Vacancy
1.80%
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%
$591,060
Cap Rate 7%
$422,186
Cap Rate 9%
$328,367
Alternative Uses
Best Use
Retail
$422.2K
$369.4K – $492.6K
NOI $29,553 @ 7.0% cap · market cap 3.48%
Second Best
Industrial
$191.5K
$167.6K – $223.4K
NOI $13,406 @ 7.0% cap · market cap 1.58%
Theoretical Best
Office A
$719.6K
$629.6K – $839.5K
NOI $50,371 @ 7.0% cap · market cap 5.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Service bays
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,834
Businesses Nearby
50k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 39%
Shops & Services 30%
Hotels & Casinos 20%
Electronics 10%
Firehouse Subs
Dining
11,595 visits/mo
0.5 miles
KeyBank
Shops & Services
9,101 visits/mo
0.3 miles
Residence Inn Idaho Falls
Hotels & Casinos
5,499 visits/mo
0.4 miles
Great Harvest Bread Co.
Dining
4,413 visits/mo
0.3 miles
T-Mobile
Electronics
3,441 visits/mo
0.5 miles
Demographics for 83402, ID
28,452
Population
11,983
Households
2.4
Avg Household Size
34
Median Age
31%
College-Educated
92%
High-School Grad
171.0 sq mi
ZIP Area
166
Density / Sq Mi
$72,064
Median Household Income
$35,593
Median Earnings
$904
Median Rent
$301,400
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- TJ's Auto Collision — 590 W 19th St, Idaho Falls, ID 83402
- Eagle Rock RV & Service Center — 1910 S Yellowstone Hwy, Idaho Falls, ID 83402
- Sage Creek Repair — 1870 S Yellowstone Hwy, Idaho Falls, ID 83402
- C And E Service Inc — 1805 Rollandet St, Idaho Falls, ID 83402
- Rossiter Electric Motor — 1501 S Capital Ave, Idaho Falls, ID 83402
Frequently Asked Questions
What type of property is this?
Auto shop - Brick commercial building combines customer-facing office space, service bays, storage, and an on-site studio apartment.
Where is this auto shop located?
The property is located at 440 S Yellowstone Hwy Idaho Falls, ID.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 3,257‑square‑foot auto shop on a 0.0457‑acre corner lot; Two service bays with 14‑foot overhead doors; On‑site studio apartment with kitchenette and full bathroom with shower
