Office Building with Second-Floor
For Sale
$2,100,000
8052 W Main St, Rathdrum, ID 83858
Commercial Sale, Multi Level, Rathdrum, ID
Property Size7,980 SF
Lot Size0.23 Acres
Price / SF$263.16
Days on Market169
Property Features for 8052 W Main St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-1
Interior features
Cable Internet Available, DSL Available, High Speed Internet, Smart Thermostat, Handicap Restrooms
Exterior features
Lighting, Handicap Access, Lawn, Sprinkler System
Accessibility
Accessible Approach with Ramp
Lot features
Landscaped, Level, Southern Exposure, Alley Access
View
Territorial, City
Directions
On Main Street in downtown Rathdrum directly across from City Hall
Subdivision
04 - Rathdrum/Twin Lakes
Standard status
Active
APN
R800000B005A
Size
7,980 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
WESTWOOD ADD TO RATHDRUM, LT 5,6,7, BLK B 3652N05W
Tax Annual Amount
4736
Legal Description
WESTWOOD ADD TO RATHDRUM, LT 5,6,7, BLK B 3652N05W
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Natural Gas, Forced Air
Water source
Public
Amenities
private patio
Building Details
Year built
2007
Building materials
Wood Siding, Lap Siding, Cement Block, Brick, Block, Frame
Roof type
Rubber
Architectural style
Other
Listing Agency:
Windermere/Coeur d'Alene Realty Inc · Windermere Real Estate
(208) 664-9221
Listed By:
Josh Suhr · License #SP31054
(208) 691-0390
Added: Mar 16
Changed: Aug 19
Last Checked: Aug 31 at 3:06PM
MLS# 26-2303
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.
The Palidash office building in Rathdrum offers 7,980 square feet of space designed to work as a single-tenant or multi-tenant facility. Built in 2007, the building features a modern contemporary design with high-end finishes and a mix of modern and vintage character. Interior amenities include smart thermostat control, high-speed and DSL/cable internet availability, and handicap restrooms, along with forced-air heating supported by natural gas and electric heat.
Exterior features include lighting, a lawn and sprinkler system, and handicap access with an accessible approach ramp. A large private patio on the second floor provides views of Rathdrum Mountain and can support outdoor meetings, lunch breaks, or social gatherings.
Utilities are serviced by public water and public sewer, and the building is constructed with a mix of materials including wood siding, cement block, brick, and frame components. The property is zoned C-1.
Exterior features include lighting, a lawn and sprinkler system, and handicap access with an accessible approach ramp. A large private patio on the second floor provides views of Rathdrum Mountain and can support outdoor meetings, lunch breaks, or social gatherings.
Utilities are serviced by public water and public sewer, and the building is constructed with a mix of materials including wood siding, cement block, brick, and frame components. The property is zoned C-1.
Key Highlights
- 7,980 SF office building with single‑tenant or multi‑tenant flexibility
- Large private second‑floor patio with views of Rathdrum Mountain
- Zoned C‑1
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
$86,435
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
4.12%
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%
$1,728,700
$1.7M
Cap Rate 7%
$1,234,786
$1.2M
Cap Rate 9%
$960,389
$960.4K
Market Conditions
NOI Build-Up for 7,980 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
$138.9K $17.40/SF
− Vacancy
−$23.6K −$2.96/SF
EGI
$115.2K $14.44/SF
− OpEx
−$28.8K −$3.61/SF
NOI
$86.4K $10.83/SF
Area
Kootenai County, ID
Vacancy
17.00%
Lease Rate
$17.40 /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%
$1,728,700
Cap Rate 7%
$1,234,786
Cap Rate 9%
$960,389
Alternative Uses
Best Use
Office B
$1.23M
$1.08M – $1.44M
NOI $86,435 @ 7.0% cap · market cap 4.12%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.73M
$1.51M – $2.02M
NOI $121,175 @ 7.0% cap · market cap 5.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
274
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 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 - Zoned C-1 office building with handicap access and a second-floor private patio for meetings and breaks.
Where is this office building located?
The property is located at 8052 W Main St Rathdrum, ID.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: 7,980 SF office building with single‑tenant or multi‑tenant flexibility; Large private second‑floor patio with views of Rathdrum Mountain; Zoned C‑1
