RV Storage
For Sale
$102,000
498 W GARWOOD Rd, Rathdrum, ID 83858
Commercial Sale, Commercial Condo, Rathdrum, ID
Property Size733 SF
Lot Size0.11 Acres
Price / SF$139.15
Days on Market23
Property Features for 498 W GARWOOD Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
County LTIND
Exterior features
Lighting
Fencing
Fenced
Basement
None
Lot features
Open Lot, Level
View
Territorial
Directions
Highway 95 North, take the ramp to Garwood/Hayden, turn right onto Highway 53E, at the traffic circle take the 2nd exit onto N Pope Road, turn west onto Garwood Road, then left to 498 Garwood
Subdivision
04 - Rathdrum/Twin Lakes
Standard status
Active
APN
035150022150
Size
733 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
HL EXEC RV & BOAT CONDOS (AMENDED), UNIT 215 BLDG 2, UNDIV INT IN COMMON AREA Section 25 Township 52N Range 04W
Tax Annual Amount
328
Legal Description
HL EXEC RV & BOAT CONDOS (AMENDED), UNIT 215 BLDG 2, UNDIV INT IN COMMON AREA Section 25 Township 52N Range 04W
Amenities
24-hour security gate
exterior lights
clubhouse
water spigots
Building Details
Year built
2004
Building materials
Concrete, Frame
Roof type
Metal
Architectural style
Other
Listing Agency:
Windermere/Coeur d'Alene Realty Inc · Windermere Real Estate
(208) 664-9221
Listed By:
Joan Genter · License #SP39140
(208) 661-3773
Added: Aug 12
Changed: Aug 19
Last Checked: Sep 3 at 4:06PM
MLS# 26-8290
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 self-storage condominium was built in 2004 and includes a 14-foot roll-up door, separate man door, concrete flooring, overhead fluorescent lighting, and a 50-amp outlet for RV or boat use. The building has a metal roof, exterior lighting, and fencing. Water spigots near the building provide a convenient rinse area for stored equipment.
The condominium development includes a 24-hour security gate, clubhouse, and illuminated common areas. The property is located in Rathdrum near Hwy 95 and is zoned County LTIND. HOA dues cover power, water, snowplowing, property maintenance, and building insurance.
The condominium development includes a 24-hour security gate, clubhouse, and illuminated common areas. The property is located in Rathdrum near Hwy 95 and is zoned County LTIND. HOA dues cover power, water, snowplowing, property maintenance, and building insurance.
Key Highlights
- 16x48 storage unit with a 14' roll‑up door and separate man door
- 50 amp outlet for RV or boat use
- 24‑hour security gate, clubhouse, and exterior lighting
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
$6,400
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
6.27%
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%
$128,000
$128.0K
Cap Rate 7%
$91,429
$91.4K
Cap Rate 9%
$71,111
$71.1K
Market Conditions
NOI Build-Up for 733 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
$9.7K $13.20/SF
− Vacancy
−$532 −$0.73/SF
EGI
$9.1K $12.47/SF
− OpEx
−$2.7K −$3.74/SF
NOI
$6.4K $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%
$128,000
Cap Rate 7%
$91,429
Cap Rate 9%
$71,111
Alternative Uses
Best Use
Self Storage
$91.4K
$80.0K – $106.7K
NOI $6,400 @ 7.0% cap · market cap 6.27%
Second Best
Warehouse
$75.9K
$66.5K – $88.6K
NOI $5,316 @ 7.0% cap · market cap 5.21%
Theoretical Best
Office A
$159.0K
$139.1K – $185.5K
NOI $11,130 @ 7.0% cap · market cap 10.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
45
Businesses Nearby
Explore this area
Business Placement
Demographics for 83858, ID
17,113
Population
7,660
Households
2.2
Avg Household Size
41
Median Age
25%
College-Educated
92%
High-School Grad
112.1 sq mi
ZIP Area
153
Density / Sq Mi
$93,006
Median Household Income
$38,717
Median Earnings
$1,244
Median Rent
$452,700
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Dedicated storage with a roll-up door, separate pedestrian entry, RV service, and shared development amenities.
Where is this self storage facility located?
The property is located at 498 W GARWOOD Rd Rathdrum, ID.
What is the asking price?
The asking price for this property is $102,000.
What are key features of this property?
This property features: 16x48 storage unit with a 14' roll‑up door and separate man door; 50 amp outlet for RV or boat use; 24‑hour security gate, clubhouse, and exterior lighting
