Flex Space with Insulated
For Sale
$449,000
111 S Hayes Ave, Emmett, ID 83617
Updated commercial space combines multiple office suites with a heated, powered shop.
Property Size2,874 SF
Price / SF$156.23
Days on Market97
Property Features for 111 S Hayes Ave
General Information
Standard status
Active
Size
2,874 SF
Taxes and HOA fees
Annual Taxes
$1,435
Listing Agency:
Silvercreek Realty Group
(208) 369-3233
Listed By:
Niccole Welch · License #SP43546
(208) 369-3233
Source:
Exprealty
Added: May 18
Changed: Aug 22
Last Checked: Aug 22 at 4:02AM
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 Silvercreek Realty Group
Investment Insights
Based on property information with market context.
This 2,874-square-foot flex property at 111 S Hayes Ave in Emmett includes multiple office suites, four bathrooms, and an adaptable commercial layout. Recent improvements include new flooring, new lighting, and a new roof, providing updated finishes across the building.
A separate approximately 30x30 insulated shop adds functional workspace or storage capacity. The shop includes heat, power, and 220V service, complementing the office-oriented portion of the property and supporting a range of commercial operations.
A separate approximately 30x30 insulated shop adds functional workspace or storage capacity. The shop includes heat, power, and 220V service, complementing the office-oriented portion of the property and supporting a range of commercial operations.
Key Highlights
- 2,874‑square‑foot flex property in Emmett
- Multiple office suites with 4 bathrooms
- Approximately 30x30 insulated shop
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
$37,118
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
8.27%
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%
$742,360
$742.4K
Cap Rate 7%
$530,257
$530.3K
Cap Rate 9%
$412,422
$412.4K
Market Conditions
NOI Build-Up for 2,874 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
$60.4K $21.00/SF
− Vacancy
−$10.9K −$3.78/SF
EGI
$49.5K $17.22/SF
− OpEx
−$12.4K −$4.31/SF
NOI
$37.1K $12.92/SF
Area
Gem County, ID
Vacancy
18.00%
Lease Rate
$21.00 /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%
$742,360
Cap Rate 7%
$530,257
Cap Rate 9%
$412,422
Alternative Uses
Best Use
Office B
$530.3K
$464.0K – $618.6K
NOI $37,118 @ 7.0% cap · market cap 8.27%
Second Best
Warehouse
$428.4K
$374.9K – $499.8K
NOI $29,989 @ 7.0% cap · market cap 6.68%
Theoretical Best
Office A
$727.0K
$636.1K – $848.2K
NOI $50,890 @ 7.0% cap · market cap 11.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
510
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
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
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Cold Sweet Iced Treat of Emmett — 307 N De Clark Ave, Emmett, ID 83617
Frequently Asked Questions
What type of property is this?
Flex space - Updated commercial space combines multiple office suites with a heated, powered shop.
Where is this flex space located?
The property is located at 111 S Hayes Ave Emmett, ID.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: 2,874‑square‑foot flex property in Emmett; Multiple office suites with 4 bathrooms; Approximately 30x30 insulated shop
