Secured-Yard Flex
For Sale
$2,099,000
114 & 202 W 43rd St, Garden City, ID 83714
Commercial Sale, Garden City, ID
Property Size6,003 SF
Lot Size1.31 Acres
Price / SF$349.66
Days on Market117
Property Features for 114 & 202 W 43rd St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
C2
Lot features
1 - 4.99 Acres
Directions
From W Chinden Blvd, SW on W 43rd St
Standard status
Active
APN
R2734510260, R2734510270
Size
6,003 SF
Lot size
1.31 Acres
Taxes and HOA fees
Tax Description
See attached Exhibit A
Legal Description
See attached Exhibit A
Amenities
fully secured yard
commercial building
residential home
mobile home
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Hannah Ball · License #SP42946
(808) 673-5815
Added: May 20
Changed: Sep 13
Last Checked: Sep 13 at 9:06PM
MLS# 98987033
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 C-2 commercial offering combines 114 and 202 W. 43rd St. across 1.31 acres, with a total property size of 6,003 square feet. The 114 W. 43rd site includes a fully secured yard and commercial building, while the combined property also includes a residential home and mobile home at 202 W. 43rd. All spaces are tenant-occupied, providing rental income alongside the commercial and land components.
The secured yard has been used for commercial and industrial flex purposes, including contractor staging, equipment storage, and laydown space. The property is minutes from Chinden, Ustick, and the freeway, with interior showings available by appointment.
The secured yard has been used for commercial and industrial flex purposes, including contractor staging, equipment storage, and laydown space. The property is minutes from Chinden, Ustick, and the freeway, with interior showings available by appointment.
Key Highlights
- 1.31‑acre combined C‑2 commercial property at 114 and 202 W. 43rd St.
- 6,003 square feet of total property size
- Fully secured yard with commercial and industrial flex‑use history
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
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Current Use
Lease Details
100%
Occupancy
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
645
Businesses Nearby
Balanced
Demand for This Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Flex space - C-2 commercial property combines a secured yard, operating building, and tenant-occupied improvements across two parcels.
Where is this flex space located?
The property is located at 114 & 202 W 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: 1.31‑acre combined C‑2 commercial property at 114 and 202 W. 43rd St.; 6,003 square feet of total property size; Fully secured yard with commercial and industrial flex‑use history
