C2 Zoned Commercial Land
For Sale
$2,099,000
114 & 202 43rd St, Garden City, ID 83714
Rare C2-zoned commercial package with flex, land, and residential income.
Property Size6,003 SF
Price / SF$349.66
Days on Market79
Property Features for 114 & 202 43rd St
General Information
Standard status
Active
Size
6,003 SF
Property subtype
Commercial
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Hannah Ball · License #SP42946
Source:
Clearwaterproperties
Added: May 26
Changed: Aug 11
Last Checked: Aug 12 at 6:42AM
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 offering features a C2-zoned commercial package in Garden City, available as a combined sale at 114 & 202 W. 43rd St. The property's value lies in its land and location. 114 W. 43rd St. includes a secured yard with a history of commercial and industrial flex use, suitable for contractor staging, equipment storage, laydown space, or future warehouse development. A commercial building is on-site, presenting a turnkey option for a small business. 202 W. 43rd St. includes a residential home and a mobile home, both tenant-occupied, providing rental income. The location provides access to Chinden, Ustick, and the freeway. The property is tenant-occupied, and showings are required for interior access. The property size is 6003 square feet.
Key Highlights
- Prime C2‑zoned commercial land in a rapidly growing area.
- Includes a secured yard suitable for commercial/industrial flex use (contractor staging, equipment storage).
- Offers immediate rental income from tenant‑occupied residential home and mobile home.
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
$59,981
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
2.86%
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%
$1,199,620
$1.2M
Cap Rate 7%
$856,871
$856.9K
Cap Rate 9%
$666,456
$666.5K
Market Conditions
NOI Build-Up for 6,003 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
$100.9K $16.80/SF
− Vacancy
−$8.6K −$1.43/SF
EGI
$92.3K $15.37/SF
− OpEx
−$32.3K −$5.38/SF
NOI
$60.0K $9.99/SF
Area
Ada County, ID
Vacancy
8.50%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
35.00%
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%
$1,199,620
Cap Rate 7%
$856,871
Cap Rate 9%
$666,456
Alternative Uses
Best Use
Flex RnD
$856.9K
$749.8K – $999.7K
NOI $59,981 @ 7.0% cap · market cap 2.86%
Second Best
Industrial
$754.7K
$660.4K – $880.5K
NOI $52,828 @ 7.0% cap · market cap 2.52%
Theoretical Best
Office A
$1.66M
$1.45M – $1.93M
NOI $116,050 @ 7.0% cap · market cap 5.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
768
Businesses Nearby
Explore this area
Business Placement
Demographics for 83714, ID
26,181
Population
11,672
Households
2.2
Avg Household Size
43
Median Age
45%
College-Educated
94%
High-School Grad
54.2 sq mi
ZIP Area
483
Density / Sq Mi
$86,114
Median Household Income
$43,867
Median Earnings
$1,384
Median Rent
$468,100
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Commercial land - Rare C2-zoned commercial package with flex, land, and residential income.
Where is this commercial land located?
The property is located at 114 & 202 43rd St Garden City, ID.
What is the asking price?
The asking price for this property is $2,099,000.
What are key features of this property?
This property features: Prime C2‑zoned commercial land in a rapidly growing area.; Includes a secured yard suitable for commercial/industrial flex use (contractor staging, equipment storage).; Offers immediate rental income from tenant‑occupied residential home and mobile home.
