Two-Building Office
For Sale
$990,000
1207- 1211 Kimball, Caldwell, ID 83605
Commercial Sale, Caldwell, ID
Property Size3,300 SF
Lot Size0.46 Acres
Price / SF$300
Days on Market57
Property Features for 1207- 1211 Kimball
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial/Resedential
Exterior features
Paved Outside Area
Accessibility
Accessible Approach with Ramp
Lot features
10000 S F - .49 Acre, Lawn Sprinklers, On City Bus Route
Standard status
Active
APN
R0008310100, R0008310200 & R0008310300
Size
3,300 SF
Lot size
0.46 Acres
Taxes and HOA fees
Tax Description
Multiple Parcels
Legal Description
Multiple Parcels
Utilities
Utilities
Propane
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Building Details
Year built
1979
Number of units
2
Flooring type
Wood
Building materials
Brick, Log
Roof type
Composition
Listing Agency:
Silvercreek Realty Group
(208) 377-0422
Listed By:
Stephanie Rohrdanz · License #26674
(208) 880-1673
Added: Jun 30
Changed: Aug 24
Last Checked: Aug 25 at 1:06AM
MLS# 98992277
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 office property combines two commercial buildings with an adjoining vacant lot, offering a multi-building configuration with additional land. The buildings total 3,300 square feet and were constructed in 1979. Brick and log construction, wood flooring, composition roofing, central air, and forced-air heating with natural gas are among the existing improvements. The property also includes a paved outside area and an accessible approach with ramp.
Located in Caldwell, the property is near downtown, major businesses, and freeway access. The offering includes the buildings and adjoining land together, with the vacant lot providing space associated with future expansion, new construction, or additional parking, subject to verification of permitted uses. Propane is listed among the property utilities.
Located in Caldwell, the property is near downtown, major businesses, and freeway access. The offering includes the buildings and adjoining land together, with the vacant lot providing space associated with future expansion, new construction, or additional parking, subject to verification of permitted uses. Propane is listed among the property utilities.
Key Highlights
- Two commercial buildings plus adjoining vacant lot
- 3,300 square feet of office property
- 0.46‑acre lot size
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
$45,738
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
4.62%
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%
$914,760
$914.8K
Cap Rate 7%
$653,400
$653.4K
Cap Rate 9%
$508,200
$508.2K
Market Conditions
NOI Build-Up for 3,300 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
$69.3K $21.00/SF
− Vacancy
−$8.3K −$2.52/SF
EGI
$61.0K $18.48/SF
− OpEx
−$15.2K −$4.62/SF
NOI
$45.7K $13.86/SF
Area
Canyon County, ID
Vacancy
12.00%
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%
$914,760
Cap Rate 7%
$653,400
Cap Rate 9%
$508,200
Alternative Uses
Best Use
Office B
$653.4K
$571.7K – $762.3K
NOI $45,738 @ 7.0% cap · market cap 4.62%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$879.0K
$769.1K – $1.03M
NOI $61,527 @ 7.0% cap · market cap 6.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
178
Businesses Nearby
Explore this area
Business Placement
Demographics for 83605, ID
38,561
Population
14,197
Households
2.7
Avg Household Size
32
Median Age
14%
College-Educated
80%
High-School Grad
24.6 sq mi
ZIP Area
1,568
Density / Sq Mi
$60,657
Median Household Income
$31,806
Median Earnings
$973
Median Rent
$300,900
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?
Office building - Office property with an adjoining vacant lot, paved exterior area, and accessible ramp approach.
Where is this office building located?
The property is located at 1207- 1211 Kimball Caldwell, ID.
What is the asking price?
The asking price for this property is $990,000.
What are key features of this property?
This property features: Two commercial buildings plus adjoining vacant lot; 3,300 square feet of office property; 0.46‑acre lot size
