Building Details

Year Built 1990

Listing Agency: Cole Lasher

Listed By: Private Investor · License #01919

Source: Crexi

Added: Feb 20 Changed: Aug 14 Last Checked: Aug 14 at 6:06AM

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Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Cole Lasher

Investment Insights

Based on property information with market context.

Located at the intersection of Montgomery Street and Highway 21, this mixed-use property is a commercial landmark in Idaho City. Situated on a 0.31-acre corner lot, the property has a building size of approximately 3,161 square feet. The building was extensively renovated in 2022. The property is currently 100% occupied, delivering a stabilized and diversified income stream across four separate units. The tenant mix includes a boutique wine bar, salon, and a high-traffic ice cream parlor on the lower level. The upper level features two residential units, a one-bedroom and a studio, with hardwood floors and a deck with mountain views. All four units are metered for power. The property has surface parking. It offers a yield profile and stability with built-in risk diversification across retail and residential sectors.

Key Highlights

• Premier "main‑and‑main" location at the gateway to historic Idaho City with high visibility and traffic.
• Turnkey, fully renovated (2022) mixed‑use property with stabilized, diversified income from four units.
• 100% occupancy with a strategic tenant mix catering to both local and tourist demand.

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

$39,260

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

5.86%

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%

$785,200 $785.2K

Cap Rate 7%

$560,857 $560.9K

Cap Rate 9%

$436,222 $436.2K

Market Conditions

NOI Build-Up for 3,161 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

$68.3K $21.60/SF

− Vacancy

−$5.5K −$1.73/SF

EGI

$62.8K $19.87/SF

− OpEx

−$23.6K −$7.45/SF

NOI

$39.3K $12.42/SF

Area

Boise County, ID

Vacancy

8.00%

Lease Rate

$21.60 /SF/Yr

Expense Ratio

37.50%

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%

$785,200

Cap Rate 7%

$560,857

Cap Rate 9%

$436,222

Alternative Uses

Best Use

Mixed Use

$560.9K

$490.8K – $654.3K (±1% cap)

NOI $39,260 @ 7.0% cap · market cap 5.86%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$799.6K

$699.7K – $932.9K (±1% cap)

NOI $55,972 @ 7.0% cap · market cap 8.35%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Mixed-use properties

Suggested Use

Top Pick HVAC Service Auto Parts Store Storage Facility Garden Center Grocery & Convenience Store (Bike/Boat/Book/etc) Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

145

Businesses Nearby

Explore this area Business Placement

Demographics for 83631, ID

1,317

Population

1,115

Households

1.2

Avg Household Size

52

Median Age

26%

College-Educated

98%

High-School Grad

168.5 sq mi

ZIP Area

8

Density / Sq Mi

$80,968

Median Household Income

$47,016

Median Earnings

$776

Median Rent

$373,500

Median Home Value

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Premier mixed-use property in historic Idaho City. Renovated in 2022.

Where is this mixed-use property located?

The property is located at 101 montgomery street Idaho City, ID.

What is the asking price?

The asking price for this property is $670,000.

What are key features of this property?

This property features: Premier "main‑and‑main" location at the gateway to historic Idaho City with high visibility and traffic.; Turnkey, fully renovated (2022) mixed‑use property with stabilized, diversified income from four units.; 100% occupancy with a strategic tenant mix catering to both local and tourist demand.