Auto Shop with Office
For Sale
$382,000
114 Montana, Homedale, ID 83628
Commercial Sale, Homedale, ID
Property Size1,500 SF
Lot Size0.16 Acres
Price / SF$254.67
Days on Market87
Property Features for 114 Montana
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Standard Lot 6000-9999 S F
Directions
Behind the High School in Homedale
Standard status
Active
APN
RPA0010078010A
Size
1,500 SF
Lot size
0.16 Acres
Utilities
Heating system
Natural Gas, Heat Pump (Heating)
Cooling system
Central Air
Building Details
Building materials
Frame, Vinyl Siding
Roof type
Composition
Listing Agency:
Idaho Real Estate Company
(208) 465-9000
Listed By:
Kathy Deal · License #33554
(208) 794-1048
Added: Jul 2
Changed: Sep 24
Last Checked: Sep 26 at 6:06AM
MLS# 98992437
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 automotive property includes a 1,500-square-foot shop measuring 50 by 30 feet, with 16-foot ceilings and a setup for a car lift. The space is suited to automotive work, including car restoration. A separate four-bedroom house has been fully remodeled and may be converted to office use, creating additional operational space for the property.
The site encompasses 0.16 acres at 114 Montana in Homedale, Idaho. Improvements feature frame construction with vinyl siding, a composition roof, natural gas and heat-pump heating, and central air conditioning.
The site encompasses 0.16 acres at 114 Montana in Homedale, Idaho. Improvements feature frame construction with vinyl siding, a composition roof, natural gas and heat-pump heating, and central air conditioning.
Key Highlights
- 1,500‑square‑foot automotive shop measuring 50 by 30 feet
- 16‑foot shop ceilings with setup for a car lift
- Four‑bedroom house fully remodeled and suitable for office conversion
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
$17,955
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
4.70%
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%
$359,100
$359.1K
Cap Rate 7%
$256,500
$256.5K
Cap Rate 9%
$199,500
$199.5K
Market Conditions
NOI Build-Up for 1,500 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
$27.0K $18.00/SF
− Vacancy
−$1.4K −$0.90/SF
EGI
$25.7K $17.10/SF
− OpEx
−$7.7K −$5.13/SF
NOI
$18.0K $11.97/SF
Area
Owyhee County, ID
Vacancy
5.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$359,100
Cap Rate 7%
$256,500
Cap Rate 9%
$199,500
Alternative Uses
Best Use
Retail
$256.5K
$224.4K – $299.3K
NOI $17,955 @ 7.0% cap · market cap 4.70%
Second Best
Industrial
$184.1K
$161.1K – $214.8K
NOI $12,890 @ 7.0% cap · market cap 3.37%
Theoretical Best
Office A
$379.4K
$332.0K – $442.7K
NOI $26,561 @ 7.0% cap · market cap 6.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
260
Businesses Nearby
44k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 50%
Groceries 39%
Dining 7%
Home Improvements & Furnishings 5%
Albertsons
Groceries
17,002 visits/mo
0.2 miles
Jacksons
Shops & Services
7,357 visits/mo
0.0 miles
Family Dollar
Shops & Services
6,052 visits/mo
0.4 miles
U.S. Bank
Shops & Services
2,958 visits/mo
0.2 miles
SUBWAY
Dining
2,900 visits/mo
0.2 miles
Demographics for 83628, ID
4,996
Population
1,704
Households
2.9
Avg Household Size
37
Median Age
14%
College-Educated
85%
High-School Grad
63.1 sq mi
ZIP Area
79
Density / Sq Mi
$62,063
Median Household Income
$28,534
Median Earnings
$943
Median Rent
$233,300
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
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- ACDelco — Homedale, ID 83628
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Frequently Asked Questions
What type of property is this?
Auto shop - Remodeled four-bedroom residence offers potential administrative space alongside the automotive work area.
Where is this auto shop located?
The property is located at 114 Montana Homedale, ID.
What is the asking price?
The asking price for this property is $382,000.
What are key features of this property?
This property features: 1,500‑square‑foot automotive shop measuring 50 by 30 feet; 16‑foot shop ceilings with setup for a car lift; Four‑bedroom house fully remodeled and suitable for office conversion
