Turnkey Bed and Breakfast
For Sale
$635,000
102 Fillmore, Twin Falls, ID 83301
Fully furnished, fully renovated bed and breakfast operating as a booked AirB&B with six bedrooms and five-and-a-half baths.
Property Size3,676 SF
Price / SF$172.74
Days on Market61
Property Features for 102 Fillmore
General Information
Standard status
Active
Size
3,676 SF
Property subtype
Commercial
Additional Details
Business Included
Yes
Amenities
Lot Features: 10000 SF - .49 Acre, Lawn Sprinklers, Lot Size Acres: 0.29, Lot Size Area: 0.29, Lot Size Square Feet: 12632.4, Lot Size Units: Acres
Fencing: Full, Fenced
Tax Legal Description: Twin Falls Blue Lakes Addn Lots 45 thru 48, Exc S 5 Lot 48 Block 7 (9-10-17 Se)
Flooring: Other, Wood
Cooling: Central Air, Cooling YN: t
Heating: Electric, Forced Air, Natural Gas, Heating YN: t
Business Type: Business Opportunity, Listing Id: 98992937, Listing Service: Full Service, Listing Terms: Cash, Consider All, Conventional, List Price: 635000, Mls Status: Active, Standard Status: Active
Parking Features: 1 - 5 Spaces, Parking Total: 5
Above Grade Finished Area Units: Square Feet, Below Grade Finished Area Units: Square Feet, Building Area Total: 3676, Building Area Units: Square Feet, Building Features: Lighting, Building Name: Formerly Known As The Fillmore Inn. Currently A Booked And Busy Air B&B, Construction Materials: Brick, Concrete, Frame, Masonry, Living Area: 3676, Living Area Units: Square Feet, Stories: 2, Year Built: 1935
City: Twin Falls, Coordinates: -114.464931, 42.563371, Country: US, County Or Parish: Twin Falls, Directions: Centrally located, close to down town, on the corner of Addison and Fillmore., Latitude: 42.563371, Longitude: -114.464931, Postal Code: 83301, State Or Province: ID, Street Name: Fillmore, Street Number: 102, Street Number Numeric: 102, Unparsed Address: 102 Fillmore, Twin Falls ID 83301
Farm Land Area Units: Square Feet, Leasable Area Units: Square Feet, Parcel Number: RPT0301007045A, Possible Use: Land Suitable(Residential, Retail, Other), Hotel/Motel Suitable(Economy/Limited Service), Office Suitable(Medical Office, Creative/Loft), Retail Suitable(Other, Day Care Facility), Senior Housing Suitable(Assisted Living Res, Congregate Senior Housing), Property Type: Commercial Sale, Road Surface Type: Paved, Senior Community YN: t
Utilities: Sewer Connected, Natural Gas Available, Propane
Foundation Details: Basement
Water Source: City Service
Exterior Features: Paved Outside Area
Building Details
Year Built
1935
Listing Agency:
208 Real Estate, LLC - Twin Falls
(208) 732-0208
Listed By:
Kari James
(208) 431-7684
Source:
Thgboise
Added: Jul 7
Changed: Sep 4
Last Checked: Sep 5 at 7:17AM
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 208 Real Estate, LLC - Twin Falls
Investment Insights
Based on property information with market context.
This fully furnished, turn-key bed and breakfast is built for hosting and currently operates as a booked AirB&B. The property features 6 large bedrooms and 5.5 bathrooms, with many en-suites, making it well suited for larger groups that want to stay together. Recent updates include a fully renovated interior with new paint and lighting, a remodeled kitchen with updated countertops, backsplash, flooring, and appliances, and updated bathrooms throughout.
Situated in Twin Falls, the home also offers privacy and security with a concrete fence spanning the full perimeter and a lockable, gated driveway. Additional improvements referenced include new doors and recent roof and gutter maintenance, along with fresh landscaping and exterior upkeep.
Overall, the property presents a ready-to-operate hospitality setup with a layout designed around comfortable group stays and multiple private bathroom configurations.
Situated in Twin Falls, the home also offers privacy and security with a concrete fence spanning the full perimeter and a lockable, gated driveway. Additional improvements referenced include new doors and recent roof and gutter maintenance, along with fresh landscaping and exterior upkeep.
Overall, the property presents a ready-to-operate hospitality setup with a layout designed around comfortable group stays and multiple private bathroom configurations.
Key Highlights
- Fully furnished bed and breakfast operating as a booked AirB&B
- 6 large bedrooms and 5.5 bathrooms, including many en‑suites, suited for hosting large groups
- Fully renovated home with updated kitchen, including new countertops, backsplash, flooring, and appliances
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
$30,511
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
4.80%
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%
$610,220
$610.2K
Cap Rate 7%
$435,871
$435.9K
Cap Rate 9%
$339,011
$339.0K
Market Conditions
NOI Build-Up for 3,676 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
$57.8K $15.72/SF
− Vacancy
−$2.3K −$0.63/SF
EGI
$55.5K $15.09/SF
− OpEx
−$25.0K −$6.79/SF
NOI
$30.5K $8.30/SF
Area
Twin Falls County, ID
Vacancy
4.00%
Lease Rate
$15.72 /SF/Yr
Expense Ratio
45.00%
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%
$610,220
Cap Rate 7%
$435,871
Cap Rate 9%
$339,011
Alternative Uses
Best Use
Apartment 5plus
$435.9K
$381.4K – $508.5K
NOI $30,511 @ 7.0% cap · market cap 4.80%
Second Best
Hotel Hospitality
$357.3K
$312.7K – $416.9K
NOI $25,013 @ 7.0% cap · market cap 3.94%
Theoretical Best
Specialty Retail
$843.3K
$737.9K – $983.8K
NOI $59,030 @ 7.0% cap · market cap 9.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,555
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 83301, ID
60,789
Population
24,466
Households
2.5
Avg Household Size
35
Median Age
24%
College-Educated
90%
High-School Grad
295.7 sq mi
ZIP Area
206
Density / Sq Mi
$62,388
Median Household Income
$36,276
Median Earnings
$1,011
Median Rent
$290,600
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Bed & breakfast - Fully furnished, fully renovated bed and breakfast operating as a booked AirB&B with six bedrooms and five-and-a-half baths.
Where is this bed & breakfast located?
The property is located at 102 Fillmore Twin Falls, ID.
What is the asking price?
The asking price for this property is $635,000.
What are key features of this property?
This property features: Fully furnished bed and breakfast operating as a booked AirB&B; 6 large bedrooms and 5.5 bathrooms, including many en‑suites, suited for hosting large groups; Fully renovated home with updated kitchen, including new countertops, backsplash, flooring, and appliances
