Flex Space with Secured
For Sale
$1,695,000
11945 WARREN, Hayden, ID 83835
Combined office and warehouse layout with private offices, meeting space, paved surfaces, and gated rear-yard access.
Property Size8,461 SF
Price / SF$200.33
Days on Market31
Property Features for 11945 WARREN
General Information
Standard status
Active
Size
8,461 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Warehouse Space
4,593 SF
Office Build-Out
3,868 SF
Taxes and HOA fees
Annual Taxes
$4,834
Amenities
conference room
break area with kitchenette
Garage: Paved
0.00
Paved
Building Details
Year Built
2017
Building Size
8,461 SF
Listing Agency:
Windermere/Coeur d'Alene Realty Inc
(208) 664-9221
Listed By:
Mike Pearson · License #SP47795
Source:
Clearwaterproperties
Added: Aug 1
Changed: Aug 31
Last Checked: Aug 31 at 4:21AM
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 Windermere/Coeur d'Alene Realty Inc
Investment Insights
Based on property information with market context.
This flex property combines 8,461 square feet of office and warehouse space, including approximately 3,868 square feet of office area and 4,593 square feet of warehouse capacity. The office layout includes a reception area, front desk, 12 private offices, a conference room, break area with kitchenette, and three restrooms. Stained concrete floors, alder wood doors and trim, and custom cabinetry provide durable interior finishes suited to active business operations.
The property offers visibility from Hwy 95 and access to a secured rear yard with fencing and a gated entry. The paved exterior supports circulation and can accommodate additional parking or storage. This configuration provides a practical blend of customer-facing office space and functional warehouse area within one building.
The property offers visibility from Hwy 95 and access to a secured rear yard with fencing and a gated entry. The paved exterior supports circulation and can accommodate additional parking or storage. This configuration provides a practical blend of customer-facing office space and functional warehouse area within one building.
Key Highlights
- 8,461 SF flex building with approximately 3,868 SF of office and 4,593 SF of warehouse space
- Office area includes 12 private offices, conference room, kitchenette, reception, and three restrooms
- Secured rear yard with fencing and gated entry
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
$91,645
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
5.41%
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%
$1,832,900
$1.8M
Cap Rate 7%
$1,309,214
$1.3M
Cap Rate 9%
$1,018,278
$1.0M
Market Conditions
NOI Build-Up for 8,461 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
$147.2K $17.40/SF
− Vacancy
−$25.0K −$2.96/SF
EGI
$122.2K $14.44/SF
− OpEx
−$30.5K −$3.61/SF
NOI
$91.6K $10.83/SF
Area
Kootenai County, ID
Vacancy
17.00%
Lease Rate
$17.40 /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%
$1,832,900
Cap Rate 7%
$1,309,214
Cap Rate 9%
$1,018,278
Alternative Uses
Best Use
Office B
$1.31M
$1.15M – $1.53M
NOI $91,645 @ 7.0% cap · market cap 5.41%
Second Best
Warehouse
$876.6K
$767.0K – $1.02M
NOI $61,361 @ 7.0% cap · market cap 3.62%
Theoretical Best
Office A
$1.84M
$1.61M – $2.14M
NOI $128,479 @ 7.0% cap · market cap 7.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
255
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 83835, ID
23,157
Population
10,110
Households
2.3
Avg Household Size
46
Median Age
33%
College-Educated
95%
High-School Grad
99.4 sq mi
ZIP Area
233
Density / Sq Mi
$86,014
Median Household Income
$43,925
Median Earnings
$1,688
Median Rent
$502,400
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Combined office and warehouse layout with private offices, meeting space, paved surfaces, and gated rear-yard access.
Where is this flex space located?
The property is located at 11945 WARREN Hayden, ID.
What is the asking price?
The asking price for this property is $1,695,000.
What are key features of this property?
This property features: 8,461 SF flex building with approximately 3,868 SF of office and 4,593 SF of warehouse space; Office area includes 12 private offices, conference room, kitchenette, reception, and three restrooms; Secured rear yard with fencing and gated entry
