Corner Restaurant with
For Sale
$495,000
105 E 4th, Emmett, ID 83617
Commercial Sale, Emmett, ID
Property Size1,731 SF
Lot Size0.14 Acres
Price / SF$285.96
Days on Market202
Property Features for 105 E 4th
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Standard Lot 6000-9999 S F
Directions
Head north on ID-16 toward Emmett. Continue straight as ID-16 crosses the Payette River and becomes South Washington Avenue entering Emmett. Stay on Washington Ave as it continues into downtown. Turn right onto East 4th Street. Drive approximately one block. Fourth Street Fusion will be on your right at 105 E 4th St.
Standard status
Active
APN
RPE3150A02012A
Size
1,731 SF
Lot size
0.14 Acres
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Flooring type
Concrete
Building materials
Frame
Roof type
Flat, Metal
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Henry Miller · License #SP45218
(208) 450-2021
Added: Feb 23
Changed: Sep 13
Last Checked: Sep 13 at 12:06PM
MLS# 98975721
Copyright © 2026 Intermountain 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 offering combines the restaurant real estate with the operating business at 105 E 4th in Emmett. The 1,731-square-foot building has frame construction, concrete flooring, forced-air heat, central air, and a flat metal roof. Updated equipment and well-maintained premises support an established food-service operation serving breakfast, lunch, and dinner.
The property occupies a 0.14-acre parcel at the corner of 4th and Washington. The restaurant includes patio seating with room for live music. Its menu encompasses house-made doughnuts and kolaches, soups, salads, panini sandwiches, lunch specials, and Italian dinner entrées, along with craft beer and wine offerings.
The sale includes both the physical property and the business, providing a buyer with an existing restaurant setup and established operating concept.
The property occupies a 0.14-acre parcel at the corner of 4th and Washington. The restaurant includes patio seating with room for live music. Its menu encompasses house-made doughnuts and kolaches, soups, salads, panini sandwiches, lunch specials, and Italian dinner entrées, along with craft beer and wine offerings.
The sale includes both the physical property and the business, providing a buyer with an existing restaurant setup and established operating concept.
Key Highlights
- 1,731‑square‑foot restaurant building on a 0.14‑acre parcel
- Real estate and operating business offered together
- Corner position at 4th and Washington in Emmett
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
$23,805
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
4.81%
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%
$476,100
$476.1K
Cap Rate 7%
$340,071
$340.1K
Cap Rate 9%
$264,500
$264.5K
Market Conditions
NOI Build-Up for 1,731 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
$33.2K $19.20/SF
− Vacancy
−$1.5K −$0.86/SF
EGI
$31.7K $18.34/SF
− OpEx
−$7.9K −$4.58/SF
NOI
$23.8K $13.75/SF
Area
Gem County, ID
Vacancy
4.50%
Lease Rate
$19.20 /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%
$476,100
Cap Rate 7%
$340,071
Cap Rate 9%
$264,500
Alternative Uses
Best Use
Specialty Retail
$340.1K
$297.6K – $396.8K
NOI $23,805 @ 7.0% cap · market cap 4.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$437.9K
$383.1K – $510.9K
NOI $30,651 @ 7.0% cap · market cap 6.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
568
Businesses Nearby
49k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 63%
Home Improvements & Furnishings 31%
Dining 7%
Tractor Supply Co.
Home Improvements & Furnishings
8,756 visits/mo
0.4 miles
Sinclair
Shops & Services
8,344 visits/mo
0.1 miles
Family Dollar
Shops & Services
6,669 visits/mo
0.2 miles
U.S. Bank
Shops & Services
4,540 visits/mo
0.2 miles
Rocky Mountain True Value
Home Improvements & Furnishings
3,556 visits/mo
0.2 miles
Demographics for 83617, ID
17,502
Population
6,981
Households
2.5
Avg Household Size
44
Median Age
22%
College-Educated
89%
High-School Grad
224.0 sq mi
ZIP Area
78
Density / Sq Mi
$65,566
Median Household Income
$34,007
Median Earnings
$873
Median Rent
$364,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail 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?
Conventional restaurant - Real estate and operating business include updated equipment, patio seating, and a full-service breakfast, lunch, and dinner concept.
Where is this conventional restaurant located?
The property is located at 105 E 4th Emmett, ID.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 1,731‑square‑foot restaurant building on a 0.14‑acre parcel; Real estate and operating business offered together; Corner position at 4th and Washington in Emmett
